🏗️ Guide to Rebuilding Your Landed Property in Singapore (2025 Edition)
Buying a resale landed property in Singapore often comes with a big question: Should you renovate or completely rebuild? For older houses, especially those over 30–40 years old, a full rebuild is often the only way to achieve a safe, modern, and future-proof home.
But rebuilding is not as simple as hiring a contractor. It involves URA/BCA approvals, engaging a Qualified Person (QP), and following strict guidelines. This guide explains everything you need to know before you tear down and rebuild your landed property in Singapore.
✅ When Do You Need URA/BCA Approval for Rebuilding?
Any form of landed property Reconstruction (Rebuild) requires approval from URA (Urban Redevelopment Authority) and BCA (Building and Construction Authority).
You must apply for approval if you plan to:
- Demolish the majority of the structure (more than 50% of beams, columns, slabs).
- Add a new floor (e.g. turning a 2-storey terrace into 3-storey).
- Change the building envelope (shape/volume of the house).
- Build a new basement or attic.
- Reconfigure setbacks or site coverage.
👉 Even if you are not increasing floor area, if you replace too much of the structural framework, URA will classify your project as a Rebuild.
🛠️ When Is A&A (Additions & Alterations) Allowed Without Full Rebuild Approval?
Not all works require full rebuild approval. If your works qualify as A&A, the process is simpler and faster.
A&A Works That May Not Need Full Rebuild Approval:
- Reconfiguring internal walls.
- Upgrading bathrooms or kitchens.
- Replacing roofing tiles or adding skylights.
- Small rear extension that does not exceed envelope limits.
- Adding partitions, false ceilings, or new windows (within approved designs).
👉 But once you cross the 50% structural change rule or add a new floor, your project will be treated as a Reconstruction.
👷 The Role of a Qualified Person (QP)
For any Rebuild project, you must appoint a Qualified Person (QP) — usually a registered architect or professional engineer.
A QP will:
- Survey Your Property – Check land size, setbacks, and compliance.
- Design the New House – Within URA Envelope Control Guidelines.
- Submit Plans to URA/BCA – Prepare all drawings, calculations, and documents.
- Coordinate Approvals – Work with authorities to get clearance.
- Supervise Construction – Ensure works follow approved plans.
👉 Without a QP, you cannot get URA approval for rebuilding.
💰 Cost of Rebuilding a Landed Property in Singapore
Rebuilding costs depend on land size, design, and material choices.
- Demolition: $50,000 – $100,000
- Professional Fees (QP, PE, approvals): $50,000 – $120,000
- Construction: $700,000 – $1.5M+
- Total Rebuild Budget: $800,000 – $1.8M+
👉 Bungalows and larger detached houses cost significantly more due to size and complexity.
⏳ Timeline for Rebuilding
Rebuilding is a long process.
- Design & Submission: 3–6 months (with URA/BCA approval).
- Demolition & Site Prep: 2–3 months.
- Main Construction: 12–18 months.
- Finishes & Handover: 2–4 months.
Total: ~18–24 months.
⚖️ Regulations to Note Before Rebuilding
- Envelope Control – Your design must fit within height, site coverage, and setback limits.
- Basement Works – Must not affect neighbouring foundations; drainage rules apply.
- Setbacks – Side, front, and rear setbacks vary by estate type (terrace, semi-D, detached).
- Green Building Push – URA encourages eco-friendly features (natural light, ventilation, solar panels).
- Neighbour Consultation – For certain works (like shared walls), neighbour consent may be needed.
📈 Case Study: From Old Terrace to Modern 3-Storey Home
- Original Property: 40-year-old terrace in East Coast.
- Condition: Termite damage, leaking roof, outdated plumbing.
- Homeowner’s Goal: Modern 3-storey with attic and roof terrace.
- Process: Appointed architect (QP), submitted rebuild plan to URA.
- Cost: $1.25M including demolition and construction.
- Timeline: 20 months.
- Result: A brand-new home, valued 40% higher than purchase price.
📞 Speak to a Landed Property Rebuild Specialist
Rebuilding a resale landed property in Singapore is a huge investment, but with the right team and approvals, you can transform an old house into your dream home.
👉 Contact SpeedyDecor.com Pte Ltd today for professional rebuild advice.
Call or WhatsApp our designer at +65 8839 3899 for a free consultation.
