⚠️ Hidden Risks of Buying a Resale Landed Property in Singapore: 6 Renovations That Could Be Illegal
Buying a resale landed property in Singapore can be a dream come true. But many new owners discover hidden problems after collecting the keys — illegal renovations done by previous owners.
These unauthorised works can lead to fines, reinstatement orders, or expensive delays when you try to renovate or rebuild. Before you sign the OTP, here are the top 6 illegal landed renovations you must watch out for in 2025.
1. 🚪 Rear Extensions Beyond Setbacks
URA requires all landed houses to maintain a minimum rear setback from the property boundary.
- Many owners extend kitchens or add “back rooms” into this setback illegally.
- If detected, URA may issue a reinstatement order, forcing you to tear down the extension at your own cost.
👉 Always check the official site plan against the physical building footprint.
2. 🏠 Illegal Mezzanine Floors
Some resale landed homes have mezzanine levels added without approval.
- If the extra floor increases gross floor area (GFA) or breaches floor-to-floor height limits, it is illegal.
- During resale, banks and valuers may also downgrade the property’s value because of non-compliance.
👉 If you see a “half-floor” or low ceiling floor in the house, confirm if it was approved by URA.
3. 🛋️ Enclosed Balconies and Roof Terraces
Balconies and roof terraces are meant to remain open-to-sky or partially sheltered.
- Some owners enclose them with glass panels or convert them into full bedrooms.
- These works are usually unauthorised and must be reinstated.
👉 Enclosed balconies can cause URA to classify the house as having illegal GFA.
4. 🕳️ Basements Without Approval
Basements are allowed, but subject to strict rules.
- Many old resale houses dug out basements or cellars without BCA-approved structural support.
- This can lead to flooding, soil settlement, or neighbour disputes.
👉 If a resale home has a basement, always ask for engineer’s certification and URA approval documents.
5. 🪟 Non-Compliant Windows and Facades
Windows, grilles, and façade changes may seem minor, but they are regulated.
- Some houses replaced windows with full-height glass walls, breaching fire safety or setback rules.
- Others changed the roof slope or façade in ways that breach Envelope Control guidelines.
👉 These works often surface only when you submit new A&A or rebuild plans — causing costly reinstatement.
6. 🛑 Attics and Roof Conversions
Attics are common in landed homes, but:
- They must remain within the roof envelope.
- Many resale houses have attics with floor-to-floor height exceeding limits, effectively adding a hidden extra storey.
👉 URA considers this an illegal storey, and it must be removed or altered before new approvals.
📑 Consequences of Buying a Landed Property With Illegal Renovations
- Fines & Penalties: URA can issue fines for non-compliance.
- Reinstatement Costs: New owner usually bears reinstatement costs ($50k–$200k+ depending on works).
- Renovation Delays: Illegal works must be cleared before you can start A&A or rebuild.
- Lower Property Value: Banks may reduce valuation if illegal GFA cannot be recognised.
🔍 How to Check for Illegal Renovations Before Purchase
- Compare Floor Plans – Match URA/BCA-approved plans with the actual house layout.
- Engage a Surveyor or Architect – Professionals can identify extensions and attic/basement issues.
- Check With URA Directly – You can request for the property’s approval records.
- Negotiate With Seller – If illegal works exist, ask seller to reinstate or adjust the price.
📈 Case Example
- A buyer purchased a resale semi-D in Bukit Timah.
- After submission for A&A, URA flagged a rear extension and enclosed balcony as illegal.
- Result: Owner had to spend $120,000 reinstating before new works could start.
- Lesson: Always check before purchase.
📞 Protect Yourself From Renovation Risks
Buying a resale landed property in Singapore is already a big investment — don’t get caught paying for someone else’s mistakes.
👉 Contact SpeedyDecor.com Pte Ltd before you buy or renovate. Our designers and consultants can help you spot illegal works and plan compliant renovations.
Call or WhatsApp us at +65 8839 3899 today for a free consultation.
