Commercial Renovation in Singapore: A Guide on Permits, Costs, and Design Tips

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Renovating a commercial space in Singapore can feel like juggling five things at once: budget, design, permits, landlord approvals, and timelines that never seem to move fast enough.

Whether you’re fitting out an office, opening a retail shop, or planning your first café, the process can be exciting but also full of rules you didn’t know existed.

This guide walks you through everything, from how much it costs to what approvals you’ll need, plus insider tips to avoid costly mistakes.

Tables of Content

‍What Is Considered a Commercial Renovation in Singapore?

Before you pick paint colours or lighting fixtures, it’s worth understanding what counts as “commercial renovation.”

Commercial renovation refers to any kind of fit-out, alteration, or upgrade done in a property zoned for business use.

That includes commercial offices, restaurants, shops, clinics, gyms, and more.

Unlike home renovations, these projects must meet safety and operational standards because they involve public access or business activity.

Common examples include:

Adding or removing walls and partitions
Installing new electrical wiring, air-conditioning, or plumbing
Redesigning the layout to fit your business (like creating open offices or a café kitchen)
Changing signage or façades

You’ll also have to comply with several layers of building and planning rules.

Most business owners are surprised to learn that there isn’t just one approval, as different authorities regulate different parts of your commercial renovation:

The Urban Redevelopment Authority (URA) handles Change of Use approvals.

If you’re planning to change the use of your property, you may need to apply for planning permission from the Urban Redevelopment Authority (URA).
The Building and Construction Authority (BCA) oversees building safety and structural works.

Any addition, alteration, or partitioning that affects the building’s structure, fire escape routes, or load-bearing walls requires BCA’s review and approval.
Your landlord or Management Corporation Strata Title (MCST) also plays a role.

They may have their own renovation by-laws, such as working hours, noise limits, or approved commercial renovation contractors.
The Singapore Civil Defence Force (SCDF) checks fire safety compliance.

If your renovation affects sprinkler systems, escape routes, or alarms, you’ll need a Fire Safety Certificate before opening.
The Singapore Food Agency (SFA) and National Environment Agency (NEA) regulate food handling, kitchen layout, ventilation, and waste management for F&B or healthcare-related businesses.

In short, URA governs how your space is used, BCA governs how safely it’s built, SCDF ensures it’s fire-safe, and SFA/NEA oversee food safety and hygiene standards for businesses that handle food or waste.

Together, these approvals keep your renovation compliant and protect you from costly rework or fines later.

‍What Permits and Approvals Do You Need Before Renovating your Commercial Space?

By now, you know there are quite a few authorities involved, like URA, BCA, SCDF, SFA, NEA, and even your building management.

But how do all these approvals actually come together? Let’s walk through what happens after you decide to renovate.

‍Step 1 — Confirm the Use of Your Space

Before signing a lease or finalising your commercial renovation plans, check if your intended business activity fits the property’s approved use.

For example, turning a retail shop into a café, clinic, or fitness studio might require URA’s Change of Use approval.

You can check your address and intended use directly on URA’s Change of Use portal, or, for certain small-scale businesses, apply under the Lodgment Scheme, which grants near-instant approval for low-impact uses.

HomeMatch’s Pro-Tip: It’s best to confirm this before signing a lease if the space isn’t zoned for your intended business, you might end up paying rent on a unit you can’t legally use.

‍Step 2 — Hire a Qualified Person (QP)

In Singapore, any renovation that involves structural, mechanical, or electrical work must be handled by a Qualified Person (QP), a registered architect or professional engineer.

Your QP isn’t just a formality; they’re legally responsible for ensuring your commercial renovation complies with building codes and safety standards under the Building Control Act 1989.

Before your QP can even submit building plans for approval, they must first:

Obtain written permission from the Urban Redevelopment Authority (URA) to ensure the intended use of the space is compliant.
Prepare detailed building plans, including layouts, structural drawings, and fire-safety considerations.
Consult relevant technical departments (e.g. PUB, EMA, SCDF) and incorporate their specific requirements into the plans.

Once that’s complete, the QP will submit the plans to BCA via the CORENET e-Submission System, together with the prescribed plan fee. This is done at the first submission stage.

‍Step 3 — Secure Special Licences for Food, Healthcare, or Wellness Businesses

If your business involves food preparation, hygiene-sensitive services, or healthcare, you’ll also need sector-specific licences before opening to the public.

These licences are separate from your building approvals, and in most cases, you can only apply for them after getting URA, BCA, and SCDF clearances.

Common Sector-Specific Licences

SFA Food Shop Licence: Required for any premise that sells or prepares food, including cafés, restaurants, and bakeries.

You’ll need to show your approved floor plan and kitchen layout, plus evidence of proper ventilation and grease-trap installation.
NEA Environmental Health Approvals: Required for kitchen exhaust ducts, refuse disposal, pest-proofing, and toilet ventilation.

NEA also issues clearances for air-handling units and waste-water treatment in certain commercial premises.
Ministry of Health (MOH): Required for medical, dental, or aesthetic clinics under the Healthcare Services Act (HCSA).

This licence ensures your facility meets strict healthcare standards for infection control, sterilisation, and medical-waste handling.

Key requirements include separate clean/dirty zones, proper hand-washing stations, and medical-grade ventilation.
Accounting and Corporate Regulatory Authority (ACRA): Handles business registration for non-medical establishments such as wellness spas, beauty salons, nail studios, and massage centres.

ACRA registration legally recognises your business in Singapore.

Certain trades, like massage, also require a separate Massage Establishment Licence from the Police Licensing & Regulatory Department (PLRD).

What to Prepare Before Applying

Approved floor plans with clear zoning between “clean” (food prep, treatment rooms) and “dirty” (waste, washing) areas.

This helps SFA, NEA, or MOH inspectors verify hygiene flow; food should always move from clean → semi-clean → dirty zones, never the reverse.
Proper exhaust design, like kitchens, need hoods vented outdoors; recirculating or charcoal hoods are rarely accepted.

SFA requires exhaust ducts to discharge externally and away from air intakes or public areas. Improper duct routing is one of the most common causes of application delays.
Grease traps and waste-water outlets positioned for easy maintenance.

All F&B operators must install and maintain grease interceptors to prevent oil discharge into public sewers. PUB and NEA require these to be accessible for cleaning.
Separate hand-wash basins for food handlers or medical staff.

According to SFA’s official Conditions of Licensing for Food Establishments, every kitchen must have at least one dedicated wash-hand basin fitted with liquid soap, disposable paper towels, and preferably a sensor or foot-operated tap, separate from dishwashing sinks.
Fire-rated kitchen fittings for SFA–SCDF compliance.

Fire doors, gas shut-offs, and hood filters must meet SCDF fire-safety standards before a Fire Safety Certificate can be issued.

HomeMatch’s Pro-Tip: Always plan your kitchen and exhaust layout before submission. Poor design can delay both SFA and SCDF clearances.

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‍Step 4 — Get Landlord or MCST Consent Before Construction

Even with every government approval in hand, you can’t start hacking walls or running power cables until your landlord or Management Corporation Strata Title (MCST) signs off.

Most commercial buildings, especially malls, offices, and strata developments, have internal renovation protocols designed to protect shared property, ensure safety, and reduce noise for other tenants.

Typical Requirements to Expect

Renovation hours:
Most MCSTs allow work only between 9 a.m.–6 p.m. on weekdays, and sometimes half-days on Saturdays.

No work is usually allowed on Sundays or public holidays, these time limits help minimise disturbance to other tenants and comply with BCA’s renovation works for private and strata-titled properties guidelines.
Noise, vibration, and debris control:
Renovation contractors must use noise-reducing equipment and keep corridors, lifts, and staircases clean.

For noisy works such as hacking or tiling, MCSTs may require prior scheduling or off-peak hours in line with NEA’s noise control requirements for construction and renovation sites.
Lift protection and debris disposal:
Building managers usually require renovation contractors to book service lifts, install padding to prevent scratches, and clear construction debris daily.

These requirements stem from MCST by-laws and strata management practices governed under BCA’s Strata Management Guides.
Renovation contractor insurance and renovation deposits:
Expect to provide public-liability coverage and a refundable renovation deposit before works begin.

The required coverage and limits are guided by the Code of Conduct for Leasing of Retail Premises (Version 3 – Nov 2023) and typical landlord manuals such as the Mapletree Industrial Trust Tenant Handbook – August 2025 (PDF), which outlines fit-out deposits, insurance certificates, and approval steps.

Submission of drawings and approval forms:
Most MCSTs require you to submit renovation drawings, renovation contractor details, and your project timeline at least one to two weeks before work begins, a process supported by BCA’s Strata Management Guide on By-laws (SMG10).

HomeMatch’s Pro Tip: Treat MCST consent as a mini-permit within your building.

Even minor changes like partitions or signage can lead to penalties or handover delays if you start without written clearance.

‍Step 5 — Keep Your Documents and Timelines in Order

Renovation submissions often overlap.

For example, BCA approval can run concurrently with URA’s lodgment and SCDF’s fire-safety review, but SFA licensing can only proceed after those are cleared.

To avoid a paperwork traffic jam:

Create a timeline that sequences approvals logically.
Keep digital copies of every submission (authorities may request re-uploads).
Build 4–6 weeks of buffer time into your project schedule for unexpected clarifications.

HomeMatch’s Pro-Tip: A reliable renovation contractor or interior design firm that works regularly with Qualified Persons can help manage these submissions efficiently.

‍Interior firms with CaseTrust accreditation are particularly known for transparent project workflows and clear documentation, giving you peace of mind that nothing slips through the cracks.

‍‍How Much Does a Commercial Renovation Cost in Singapore?

Let’s talk about the question everyone asks first: “How much will it cost?”

Commercial renovation costs in Singapore vary depending on the type of business and how extensive your works are.

Here’s a general ballpark range based on current market averages:

Type of Space	Average Cost (S$ per square foot)	Typical Range
Office	$80 – $150	Basic to premium corporate fit-outs
Retail	$120 – $200	Includes partitions, flooring, lighting, and display areas
F&B	$200 – $350+	Full kitchen setup, ventilation, plumbing, and hygiene systems

Why the wide range?

Labour, imported materials, and compliance costs are high in Singapore, and if you’re opening a café or restaurant, the equipment and exhaust system alone can eat up 30–40% of your budget.

Even small renovation changes may require SCDF review and approval before work can continue.

These compliance checks can cost thousands of dollars, so it’s worth clarifying this early to avoid unforeseen expenses.

A few budgeting truths:

Always set aside 10–15% for hidden costs like rework or delays.
Choose local materials when possible. They’re easier to replace and maintain.
Don’t overspend on décor early! M&E (mechanical, electrical, plumbing) works are where you need solid quality.

You can check average material prices and supplier options in HomeMatch’s guide on where to buy renovation materials in Singapore.

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How Can You Budget for a Commercial Office Renovation Effectively?

Renovation budgeting is half numbers, half strategy.

You’re not just paying for walls and lights, but you’re designing a space that supports your operations and brand.

Suggested Budget Breakdown

Design & consultation: 5–10% of total cost
Construction and M&E works: 60–70% of total cost.
Furniture and fixtures: 15–20% of total cost.
Permits and professional fees: 5–10% of total cost.
Contingency: 10–15% of total cost.

Think of your commercial renovation in three layers: infrastructure, function, and form.

Infrastructure (wiring, flooring, ventilation) should always come first; décor comes last.

If you’re considering a “bundle” or all-in-one deal, make sure you understand what’s included.

Some renovation packages sound cheap but exclude essentials like rewiring, waterproofing, or flooring.

Before you sign any “all-in-one” deal, read this: Renovation packages in Singapore — are they right for you?

How Do You Choose the Right Renovation Contractor or Interior Designer for your Commercial Project in Singapore?

A reliable renovator isn’t just someone who executes your design.

They’re the person who keeps your renovation legal, on time, and on budget.

What to Look For

1. Check for CaseTrust or BCA accreditation.
It shows the firm is licensed, accountable, and follows fair-practice standards.

While CaseTrust accreditation is primarily designed to protect consumers engaging residential renovation firms, it can still serve as a useful benchmark when choosing a renovation contractor for commercial projects.

2. Look for relevant industry experience.
Renovators who’ve handled your type of business, especially F&B or retail, understand specific fire-safety, hygiene, and ventilation requirements that others might overlook.

3. Ask for an itemised quotation.
A clear cost breakdown helps you see where your budget goes and prevents “hidden extras” from snowballing later.

4. Pay attention to communication skills.
A renovator who explains submissions and approval steps clearly can save you time, stress, and unexpected rework.

What Are the Most Common Commercial Project Renovation Delays and How Can You Avoid Them?

If you’ve ever heard of a “two-month renovation” turning into six, you’re not alone.

Delays are the rule, not the exception, but knowing what causes them helps you avoid the worst of it.

Typical Culprits

Permit bottlenecks and regulatory submissions
Getting approvals from URA or BCA can take several weeks, especially if your project involves structural changes or fire-safety systems.

Even minor layout adjustments may need additional review from SCDF before work resumes.

Material supply issues
Imported materials like lighting, tiles, or fixtures can be delayed by customs, shipping, or supplier shortages.

Always check delivery timelines early and, where possible, opt for locally available alternatives.

Design changes mid-project
Even small tweaks to your layout can trigger a re-submission to SCDF or BCA, especially if they affect escape routes, fire alarms, or structural walls.

This adds time, paperwork, and sometimes extra cost.

Manpower shortages
Singapore’s construction industry often experiences labour shortages, particularly around festive periods or during peak seasons.

This can slow down work even for well-planned projects.

How to Stay Ahead

1. Add at least 20 % buffer to your timeline.
Unexpected delays are almost inevitable, from late permit approvals to last-minute design clarifications, so it’s smart to build a time cushion into your project plan.

2. Finalise designs before permit submission.
Submit your plans only after locking in your final design.

Frequent changes lead to rework, extra consultant fees, and long approval delays.

3. Confirm material deliveries early.
Check lead times with suppliers before signing off on design selections.

If you’re using imported materials, consider ordering ahead or exploring local alternatives

4. Keep all parties in sync.
Your landlord, designer, and renovation contractor should always be aligned on timelines, milestones, and approvals.

Poor coordination is one of the top reasons commercial projects get delayed.

What you can do:

Start by locking in your design before anyone swings a hammer. Every change after that costs both time and money.

Ideally, choose a design-and-build team that handles submissions, coordination, and construction under one roof; it’s faster and reduces miscommunication.

If you prefer separate specialists, make sure there’s one clear point of contact overseeing all trades and approvals.

And before work begins, ask for a timeline that outlines every milestone, from submission to handover, so you can track progress and plan your launch confidently

Delays happen, but preparation helps. You can read more in our piece on why renovation delays are so common in Singapore.

How Long Does a Commercial Renovation Usually Take in Singapore?

Here’s a rough guide, though each project varies depending on permits and complexity.

Type of Space	Average Duration
Office	6–10 weeks
Retail	8–12 weeks
F&B	12–20 weeks

Renovation hours are usually restricted, since most commercial buildings only allow works between 9 a.m. and 6 p.m. on weekdays, and some prohibit weekend drilling.

Always check your building management’s renovation guidelines before scheduling major works.

How Should You Plan for Lease Clauses and Reinstatement Work?

Reinstatement is one of those things business owners often ignore… until they get the final bill.

Most commercial leases require you to restore the property to its original condition when the tenancy ends.

That means removing partitions, repainting, and sometimes reinstalling ceiling panels or flooring.

Smart Reinstatement Planning

Review lease terms before signing
Keep photos or layout plans of the original state
Budget early! Reinstatement typically costs $10–$25 per square foot
Use modular designs and avoid permanent fixtures

For more material tips and cost comparisons, check HomeMatch’s renovation material suppliers guide.

What Interior Design Ideas Work Best for Commercial Offices, Retail, and F&B?

Good commercial design doesn’t just look nice, it tells your brand story and makes your space functional.

For Commercial Offices

Think ergonomics and flexibility.

Open layouts are popular, but balance them with quiet corners or phone booths.

Lighting and ventilation affect productivity more than you’d expect.

For Retail

Focus on flow and visibility.

Place key products along natural walking paths and use lighting to highlight them.

Small shops can appear larger through mirrors and consistent flooring.

For F&B

Your kitchen workflow matters as much as your décor.

Plan ventilation routes early and make sure grease traps and exhaust ducts meet NEA standards.

How Can You Make Your Commercial Space Sustainable and Future-Ready?

Green design is no longer a luxury, it’s a long-term investment.

Beyond cutting energy bills, sustainable spaces appeal to customers and even landlords who value environmental responsibility.

Ways to Go Greener

Install LED lighting and motion sensors
Opt for inverter air-conditioning systems
Use eco-certified paints, laminates, and flooring
Incorporate natural light
‍
Consider BCA’s Green Mark certification‍

The Safest and Smartest Way to Renovate your Commercial Business Space

Renovating a commercial space in Singapore isn’t a sprint.

It’s a carefully managed process that rewards patience and planning.

When you understand how the system works, you can save thousands, avoid disputes, and open your doors faster.

Start early, get your approvals in order, and work with a trusted professional who values transparency.

HomeMatch can connect you with vetted, CaseTrust-accredited renovators who understand Singapore’s regulations and can guide you through the journey seamlessly.

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Frequently Asked Questions (FAQs)

What’s the average commercial office renovation cost in Singapore?

‍Between $80 and $350 per square foot, depending on your business type and complexity.‍

‍
Why is commercial renovation so expensive in Singapore?

‍‍High labour and compliance costs. Every modification must meet regulations in Singapore, which adds both time and expertise.

Can I start a commercial renovation before getting permits?

‍No. Doing so risks fines, stop-work orders, and loss of deposits. Always get URA/BCA clearance first.

What licences do I need for F&B or clinic renovations in Singapore?

‍F&B outlets require approvals from the Singapore Food Agency (SFA) and the National Environment Agency (NEA), while clinics must obtain licensing from the Ministry of Health (MOH). Always confirm before starting renovation works.

Do I need to reinstate my commercial unit after my lease ends?

‍Yes. Most leases require reinstatement to the unit’s original condition, including removing fixtures, repainting, and restoring ceilings or floors. Budget around $10–$25 per square foot for reinstatement works.

How do I choose the right commercial renovation contractor?

‍Work with a CaseTrust- or BCA-accredited renovator experienced in your business type. Check reviews, ask for itemised quotations, and ensure they handle submissions to URA, SCDF, or SFA as needed.

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