Renovation budget for a 180 m² serviced apartment in Singapore — second opinion?

Getting the hidden work wrong could exhaust the budget before the apartment is usable. The current allowance is S$65,720 for a 180 m² serviced apartment, covering refurbishment of the kitchen and bathrooms along with floors, painting, electrical review and some efficiency improvements. There is no extension in the plan.

I’m more worried about inaccessible plumbing, moisture and permit delays than finishes. What should be investigated before asking contractors to firm up their prices, and which exclusions should be stated in writing? My next step may be to simplify the layout, but I would first like to know whether opening wet areas or gaining pipe access could disrupt the whole sequence.

I’d provisionally hold 15–20% outside the quoted sum until the wet areas and electrical installation have been investigated. Ask each contractor to state whether demolition, disposal, protection of common areas, testing, access-panel work, making good, approvals and permit-related costs are included. Also ask what happens if concealed plumbing cannot be reached without removing additional finishes. A headline price is much less useful than a written exclusions list.

Is the apartment vacant during the work, and do you have existing plumbing and electrical drawings? Those two facts could change the sequencing substantially.

I’m not convinced a percentage contingency solves this by itself. If several bathrooms share inaccessible pipe runs or moisture is already present, 20% may still be arbitrary. I would first pay to clarify those conditions, then set the contingency against the remaining unknowns. Also confirm whether S$65,720 includes appliances, sanitary fittings and temporary protection.

Bianca’s point about reducing uncertainty before fixing the reserve is the useful one. I’d split this into two stages: inspection and limited opening-up first, then final pricing. Give bidders the same scope sheet and require separate prices for kitchen, bathrooms, flooring, electrical work and energy upgrades.

Build the programme around approval timing, building access and material lead times. Do not order finishes until dimensions and concealed conditions are confirmed. If the revised total is uncomfortable, simplify nonessential finishes while preserving waterproofing, plumbing access and electrical testing.