Reinstatement Cost Quote Singapore 2026

Reinstatement means returning a rented office, shop or industrial unit to its original condition before you hand it back at the end of the lease, usually as required by the lease’s reinstatement clause. It is not a lease renewal. The cost depends on the size of the unit, the type of work and how fast it must be done. Get a free on-site quote from our reinstatement contractor team.

Reinstatement cost by space type (2026 published ranges)

Rates are per square foot of floor area.

Space type	Scope described by the source	Published range (psf)
Office: open-plan / light fit-out	Few partitions, minimal M&E	S$3–S$8
Office: open-plan	Minimal partitions, quick strip-out	S$8–S$12
Office: standard / partitioned	Glass partitions, ceiling and lighting reinstatement, data cabling strip-out	S$8–S$18
Office: partitioned / fitted	Rooms, glass, raised floor, server room	S$12–S$18
Office: basic partitions only / full fit-out removal	Basic vs full scope	S$8–S$15 / S$15–S$25
Office: heavy / Grade A	Raised flooring, extensive M&E, after-hours works	S$18–S$30+
Office: general range	All office reinstatement	S$5–S$15
Office: basic vs full, by office size	Small basic S$5–S$10; large full S$20–S$35+	S$5–S$35+
Office: Singapore market average	Consultancy average, conditions as of Dec 2025	S$20.52–S$24.37 (full: S$32.06)
Retail / mall unit	Shopfront, signage, tiled floors	S$15–S$25
Retail / mall unit	After-hours works, hoarding, mall coordination	S$15–S$25
Retail shop	General	S$15–S$30
F&B outlet	Kitchen, grease trap, exhaust, heavy M&E	S$18–S$28
F&B outlet	Grease trap, exhaust ducting, gas piping disconnection	S$18–S$28
F&B outlet	General	S$20–S$40
Industrial / warehouse	Racking, epoxy floors, haulage volume	S$6–S$12
Industrial / warehouse	Mezzanine removal, three-phase power disconnection by LEW	S$6–S$12
Clinic / medical	General	S$15–S$30
All property types	“Most reinstatement projects”	S$10–S$30

Clinic note: we found only one published clinic-specific reinstatement range. Clinics with X-ray rooms, extra plumbing or medical gas need a site-specific quote.

Totals by office size. Fortified publishes these totals for a standard open-plan to lightly fitted office: up to 1,000 sq ft, S$8,000–S$16,000; 1,000–3,000 sq ft, S$16,000–S$50,000; 3,000–6,000 sq ft, S$45,000–S$95,000; and 6,000 sq ft and above, S$90,000+ (Fortified). Office Reno publishes S$3,000–S$10,000 for 500–1,000 sq ft and S$10,000–S$30,000 for 1,000–3,000 sq ft (Office Reno).

Here comes us – Get Contractor. Competitive Reinstatement Contractor in Singapore.

Every once in a while, there is a requirement to leave your office space because of a lapsed lease or because you are moving to someplace new. Reinstating your space is one of the important tasks you can perform for your properties once you hand over.

Provision of Reinstatement Cost in Singapore

If you are looking for the best reinstatement contractor Singapore, then you are in the right place.

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Reinstatement Work in Singapore by Get Contractor

We do

1. Offices Spaces
2. Retail Properties (shops, F&B, supermarkets)
3. Industrial Properties

Reinstatement can mean many things. They involve simple tasks such as removal of curtains and laborious tasks such as breaking down of walls. In most contracts in Singapore, the reinstatement clause states the place of the lease should be the same as it was prior to the lease. This can mean many different things and you will have to clarify this with your landlord.

But if you want to know what entails a reinstatement job, here are the most common reinstatement works that are conducted in Singapore.

Structural Reinstatement : This is breaking down of walls, false ceilings and other components that were not part of the original building.

Flooring Reinstatement: Sometimes the flooring has to be removed and in some cases, it’s the layers such as the carpets and in other cases, it’s the tiles and core flooring which may be cement or vinyl.

Removal of Electrical Components: Electrical wiring is the core of an office set-up and removal of electrical wires, power sockets and more are integral.

Removal of Fixtures: If you are moving to a new office, you will need to take with you the air conditioning, fans, lighting and more. These fixtures include work desks, cubicles, and other office fixtures. On top of that, easily removable fixtures such as blinds, curtains, windows and doors are also part of the reinstatement service.

Painting the walls: Some reinstatement clauses mention that the colour of the walls should be the one that was there before the lease began.

Demolition of walls: If you have other walls that were being erected, we are able to hack this down in a most timely manner

Special Arrangements: Taking care of hoarding, cleaning and insurance

Taking care of: Damages for existing electrical works, doors, windows, fire rated compartment wall or spray, fire sprinkle and roller shutter

Office Reinstatement Singapore

Do You Need Reinstatement Services in Singapore?

In Singapore, most lease agreements come with a reinstatement clause, usually one that obligates the tenant. At the start of most lease contracts, the norm in Singapore is that the tenant agrees to ‘reinstate’ the property at the end of the term, or restore it back to its original condition from the start of occupation. As such, office reinstatement services are very popular and all too necessary in Singapore.

Reinstatement cost by line item

Ask for an itemised quotation and compare it line by line with the figures below. Units differ between sources (per m², per point, per psf), so we show them as published. Where no Singapore source publishes a figure, we say “varies”.

Line item	Published figure	Notes
Partition removal (drywall)	S$30–S$80 per m²	Includes disposal and patching
Partition removal (glass)	S$60–S$120 per m²	Frameless glass costs more
Dismantling and removal (overall)	S$1.50–S$3.00 psf	Partitions, built-ins, carpentry
Ceiling reinstatement	S$25–S$55 per m²	Tile replacement, grid repair, light fitting removal
Ceiling and lighting restore	S$0.80–S$2.50 psf
Flooring works	S$0.50–S$2.00 psf	Removing overlays and making good
Vinyl / laminate removal	S$1–S$3 psf	Includes disposal
Raised access floor (server rooms)	Adds S$3–S$5 psf
Carpet tile removal	Varies	Usually priced within flooring works
M&E reinstatement (overall)	S$1.00–S$4.00 psf	Electrical, lighting, sprinklers, air-con back to base building
Electrical decommissioning by LEW	S$80–S$200 per point; or S$3–S$8 psf add-on	Must be done or supervised by a Licensed Electrical Worker
Data cabling strip-out	S$30–S$60 per point	Trunking, cables, faceplates
Lighting	Varies	Feature and track lighting priced separately
Painting and patching	S$0.80–S$2.00 psf	Repaint to landlord’s base colour
ACMV (air-con and ducting)	Varies	FCU/duct reinstatement to base layout. Some buildings require their nominated contractor
Debris disposal	S$300–S$800 per trip; or ~S$1,000–S$3,000 lump sum incl. permits	Ask for licensed-facility disposal tickets
Approvals and building fees	Building management fees S$500–S$2,000+; lift protection S$200–S$800 per day	Landlord deposits are usually excluded from quotes
Final cleaning	S$0.30–S$0.80 psf
After-hours / Grade A premium	+30–50%	BSM Engineering publishes 20–50% on labo

Our Office Reinstatement Services:

Consider our office reinstatement services for your next project. Here’s what we do:

Office Hacking

Since most reinstatement services typically aren’t given too much elbow room in terms of time, our Office Reinstatement services includes professional office hacking. Using skillful techniques, modern methods, and a systematic, strategic approach, our hacking specialists are capable of all kinds of hands-on demolition – a solid first step in reinstating your office space to its original state.

Office Dismantling

If your office reinstatement project needs something a little heavier-duty, we also offer complete office dismantling – a lengthy, complicated process that lets us take apart your office but lets you keep the fixtures and other resources that you want for reinstallation in your new office. At our Office Reinstatement Services, office dismantling involves thorough examination that lets us take the proper measures to ensure the safety of you and your property, followed by a thorough dismantling of anything in the office that is salvageable, recyclable, disposable, or that may be repurposed. 

Office Reinstatement Disposal

Over the course of many office reinstatement projects, clients are often left with big problems like junk, debris, and other waste materials that need to be effectively, efficiently, and professionally disposed of. Our Office Reinstatement Services have been dealing with junk and debris for years, so we know exactly how to make sure that any and all junk and other materials that don’t belong are disposed of properly.

Hiring Reinstatement Contractor Singapore

This can be for a new fit out, or upgrading your building to a new “green” building standard. We have a wide variety of experience in the construction industry that allows us to work with all building authorities and compliance officers to get your licence approved. If the project is not time critical, we can help you obtain a building permit prior to commencing your project to ensure that you get all the benefits of your project fast and painless.

Many companies bear the brunt of a lawsuit when they don’t read the reinstatement clause provided in their lease. Not all offices require a reinstatement, as some of them might require just removal of items and things.

Our expert contractors will help you figure out if you need reinstatement or removal.

As you’ve seen above, Reinstatement services involve ripping apart the entire office down to its bone.

But office reinstatement is no easy task. You’ll need an expert to handle the tasks. At Get Contractor, we have the following principles.

Highly Skilled Contractor based in Singapore

At Get Contractor, we believe in one thing and that is working only with highly-skilled professionals. Highly skilled workers will be able to do a job in one hour that takes others two. Top-skilled workers also do a good job that is efficient, clean and causes no problems in the future.

Enough Manpower to Do Fast Handover

For a fast reinstatement job, a contractor should have enough manpower. This means if there is a team working on the flooring, there should be another team working on the wiring. This ensures that the work is done quickly and isn’t prolonged.

Understanding of construction and building standards

Reinstatement is not about destroying walls and ripping apart wires. It’s much more than that.

Good contractors with only a deep knowledge of construction and building standards should perform a reinstatement job as it shouldn’t affect the structural integrity of the building.

We are bizSAFE 3 certified.

Reinstatement Cost in Singapore

Time = Money. Here our team can do at a fast speed hence saving you money.

It is a MUST to reinstate back to original. Most Singapore tenants are obliged to the rental lease agreement.

A Reinstatement project is an operation with many variables and therefore it’s difficult to put a cost on the service. But the costing depends on the following factors

Size of the office space

As most reinstatement services charge per square feet

Types of Work that is performed

If there is no flooring work or removal of walls, then the price comes down drastically. But generally, the heavy lifting work adds to the cost

The Time Required

Another factor is time. If you want the work to be done super quickly, then it will cost a lot more.

Reinstatement Cost Quotation Singapore

See the cost summary below for typical market ranges; every job is quoted after a site visit.

There are a lot of variables when comes to reinstatement works.

1. Consultancy fee
2. Submission fee
3. Insurance fee
4. Types of Demolition work (Removing carpets, dismantle existing partition, hack wall and floor tiles, removing toilets etc)
5. Masonary work
6. Electrical work
7. Painting work
   

Time is an important factor. If you need it fast, we need more workers and thus reinstatement quote will be higher.

Last updated: 4 November 2026

How much does reinstatement cost in Singapore in 2026?

In short: Typical 2026 Singapore ranges put office reinstatement at about S$3–8 per sq ft for a light, open-plan fit-out, S$8–18 per sq ft for a partitioned office and S$18–35+ per sq ft for a heavy fit-out with raised floors, server rooms or extensive M&E. The Singapore average is at S$20.52–24.37 per sq ft, and S$32.06 per sq ft for full reinstatement (conditions as of December 2025). The biggest cost drivers are how much you built, your lease clause, building management rules and whether works must be done after hours. These ranges are typical for Singapore; your final price is confirmed after a site visit.

Cost by reinstatement level

Typical Singapore ranges, 2026. Final price is confirmed after a site visit.

Reinstatement level	Typical range (S$ per sq ft)	What it usually covers
Light / open-plan office	S$3–8	Few partitions, minimal M&E, carpet and paint touch-up
Medium / partitioned office	S$8–18	Glass or drywall partitions, meeting rooms, pantry, ceiling and lighting reinstatement
Heavy fit-out	S$18–35+	Raised floor, server room, extensive electrical, data and air-con changes
Singapore office average	S$20.52–24.37 (full: S$32.06)	Indicative Singapore average
Landlord does the works after you miss the deadline	Often 1.5–2× the above	Deducted from your deposit; holding-over rent may also apply

Retail, F&B, clinic and industrial ranges, and the line-item rates, are in the tables earlier on this page.

Totals by office size (typical examples)

Typical Singapore ranges, 2026. Final price is confirmed after a site visit.

Office size	Basic reinstatement	Full reinstatement
Small (500–1,000 sq ft)	S$5–10 psf	S$12–20 psf
Medium (1,000–3,000 sq ft)	S$8–15 psf	S$15–25 psf
Large (3,000+ sq ft)	n/a	S$20–35+ psf (about S$60,000–105,000+)

These figures are indicative and exclude site-specific building requirements.

What pushes a reinstatement quote up or down

Cost factors (qualitative; see the line-item table above for typical rates)

Factor	Why it changes the cost	What to check
Partition removal and hacking	Glass and full-height drywall take longer to remove and patch than low partitions	Count rooms and partition type on your as-built drawings
False ceiling	Replacing tiles, repairing grid and restoring light layout to base building	Whether the landlord wants the ceiling kept or returned to the original
Flooring	Carpet, vinyl, raised floor or tiles laid over the original floor	The handover floor finish written in the lease
M&E (electrical, data, air-con, sprinklers)	Points must be terminated and systems returned to the base layout; electrical work needs a Licensed Electrical Worker	Whether the building requires its nominated M&E contractor
Hoarding and protection	Malls and Grade A buildings often require hoarding, lift and floor protection	The building’s fit-out and reinstatement guidelines
Debris disposal	Volume of waste and number of lorry trips	Ask for disposal records from a licensed facility
Working hours	After-hours or weekend-only work adds labour premiums	Permitted working hours from building management
Building management fees and deposits	Permit fees, lift charges and contractor deposits set by the building	Fee schedule from the MCST or managing agent
Timeline	A short deadline needs more workers on site at once	Days left before lease expiry and handover inspection

Worked example (illustration only)

A hypothetical 1,500 sq ft office, using the ranges above:

• Light / open-plan: 1,500 × S$3–8 = about S$4,500–12,000
• Medium / partitioned: 1,500 × S$8–18 = about S$12,000–27,000
• Heavy fit-out: 1,500 × S$18–35 = about S$27,000–52,500 or more

If the same medium office is left for the landlord to reinstate, the 1.5–2× multiplier one guide reports would make it roughly S$18,000–54,000, before any holding-over rent. This is an illustration from typical ranges, not a quote. Building fees, after-hours premiums and GST (if the contractor is GST-registered) are extra.

Approvals and handover checklist

• Read the reinstatement clause and the original handover condition. Find the dilapidation report or photos from when you moved in.
• Ask the landlord in writing which items must go and which may stay (partial or as-is handover).
• Get the building’s reinstatement rules from the MCST or managing agent: permitted hours, hoarding, lift protection, deposits and nominated contractors.
• Fire safety works (SCDF). Under the Fire Safety Act, works that change fire protection systems, escape routes or compartments need SCDF plan approval by a Qualified Person before work starts. Minor alterations listed in SCDF’s Schedule, such as internal partitions and false ceilings that do not affect compartmentation or escape, can instead be lodged by a Qualified Person through CORENET before works start (SCDF lists a S$90 fee per submission).
• Electrical works such as decommissioning circuits and resetting the DB must be done or supervised by a Licensed Electrical Worker.
• Keep records: disposal receipts, as-built drawings if requested, and photos after completion.
• Joint inspection with the landlord, fix any snag items, then return keys and access cards.
• Deposit return: confirm in writing that the landlord accepts the handover, so the security deposit is not reduced for reinstatement.

More questions about reinstatement cost

Is reinstatement cheaper than the landlord’s own contractor?
Often yes. One Singapore guide reports that landlord-engaged reinstatement often costs 1.5–2× normal rates. Get your own itemised quote early so you can compare.

Does a reinstatement quote include GST and building fees?
Not always. Some typical rates exclude GST, and building management fees, lift protection and deposits are often listed separately. Ask for each to be shown as its own line.

Do I need SCDF approval to remove partitions?
It depends on the scope. Removing internal partitions that do not affect fire compartments or escape routes usually falls under SCDF’s minor alterations lodgement by a Qualified Person. Works on sprinklers, fire alarms, fire doors or exits may need plan approval. Check with a Qualified Person.

Get an itemised reinstatement quote: WhatsApp your floor plan, photos and the lease’s reinstatement clause to +65 9172 6611.

What landlords and MCSTs typically ask for at handover

• Tenant partitions, ceilings, flooring, carpentry and signage removed, as the clause requires
• Electrical, data and lighting points terminated, and the DB board reset to the original circuits
• Air-con, sprinklers and smoke detectors back to the base-building layout
• Walls patched and repainted to the landlord’s base colour, and floors made good
• Debris removed, with disposal records, and the unit cleaned
• Updated as-built drawings or LEW documentation, where the building asks for them

Fortified lists as-built drawings, licensed disposal receipts and a joint inspection among its handover items (Fortified). Check the exact list with your building, because requirements differ.

Timeline

When	What to do
8–12 weeks before lease expiry	Read the clause, find the dilapidation report, ask the landlord about partial or as-is handover (MINK Design recommends starting 8–12 weeks out)
6–8 weeks before	Get site surveys and at least 2–3 itemised quotes. Confirm building rules
4–6 weeks before	Appoint the contractor and submit for building approval and permits
2–4 weeks before	Works on site. Most offices take 1–3 weeks (Fortified; REINSTATE.by MCSG). F&B and heavy fit-outs take longer
Final week	Pre-inspection, joint inspection, snag rectification, key return

Reinstatement vs as-is handover: negotiating with your landlord

Full reinstatement is the default in most Singapore commercial leases, but it is not your only option. Ask early, and get any agreement in writing.

Option	What it means	When it can work
Full reinstatement	You strip the unit back to the handover standard in the lease	Default position. Required when the landlord wants a clean shell to re-let
Partial reinstatement	You remove only some items. The landlord accepts others (e.g. ceiling, lighting, some partitions)	The next tenant or the landlord can use part of the fit-out
As-is handover / takeover by incoming tenant	You leave the fit-out in place. The incoming tenant takes over the reinstatement obligation	Office-to-office re-lets with a similar layout. Needs a three-way written agreement
Cash settlement	You pay the landlord an agreed sum instead of doing the works	Reinstatement Works Singapore notes some landlords offer this (source). Compare it against real quotes
Landlord reinstates after you leave	The landlord does the work and deducts it from your deposit	Usually the most expensive. Often 1.5–2× market rates, plus possible holding-over rent (REINSTATE.by MCSG)

Tips for negotiating

• Bring an itemised quote to the meeting. It gives you a real number to negotiate a waiver or cash settlement against.
• Ask which items the landlord actually wants removed. Leases often say “bare shell”, but landlords re-letting to a similar tenant may prefer to keep ceilings, lighting or partitions.
• Get everything in writing, including which items stay, who is responsible for them, and confirmation that your deposit will not be reduced for them.
• At your next lease signing, negotiate the clause itself. Agree a clear handover standard and do a dated dilapidation report with photos.

About GetContractor.sg

Get Contractor works with the best contractors on the job whether it’s electrical repair or renovation. If you are looking for a top-class reinstatement specialist, then look no further than us!

• Highly skilled and highly trained workforce
• Reasonable pricing
• Great after work service

We are bizSAFE Level 3 and GB2 Builder Licensed.

Frequently asked questions

What is included in reinstatement works?

Removing partitions and false ceilings, hacking walls and tiles, removing carpets and flooring, removing extra electrical wiring and sockets, repainting walls to the original colour, and disposing of debris.

Who pays for reinstatement, the tenant or the landlord?

Usually the tenant. Most Singapore commercial leases have a reinstatement clause that requires the tenant to return the unit to its original condition at the end of the lease.

Why does a rush job cost more?

A short deadline needs more workers on site at the same time, which raises the quote.

How do I get a reinstatement quote?

WhatsApp photos, your floor plan and the lease’s reinstatement clause to +65 9172 6611. We arrange a free on-site survey.

Call or text or whatsapp: +65 9172 6611 (Peter)

Non-obligatory!

Talk to us with a free onsite quote. No obligation!

Need this work done in Singapore? See our Reinstatement Contractor Singapore page, or WhatsApp us on +65 9172 6611 for an itemised quote.