Construction Cost Per Square Foot For Landed Homes In Singapore (2025)
If you’ve ever thought about tearing down an old landed home and rebuilding from scratch, pause for a moment.
This isn’t a weekend reno job. It’s a two-year odyssey involving architects, permits, budgeting curveballs, midnight WhatsApp texts from your builder, and more moving parts than a Rolex. It can be overwhelming, expensive, and downright punishing — if you don’t know what you’re doing.
But if you do?
If you’re clear-eyed about the cost, the time, and the tradeoffs — then let’s get on with it.
Let’s break down the real construction cost per square foot in Singapore for 2025, compares it to buying brand new from a developer, and helps you calculate your estimated build-up area (BUA), budget, and timeline so you can make the call with confidence.
Not All Houses Are Built Equal
Before we dive into construction math, it helps to understand how the market views landed homes because not all old houses are equal in the eyes of buyers or banks.
We use a simple rating system inspired by credit grades to classify landed homes based on their current condition and perceived value:
AAA Tier – Prestige Rebuild
AA Tier – Modern Move-In
A Tier – Livable But Dated
B Tier – Land Value Only
Knowing which tier a property sits in helps you assess not just what you’re paying — but what you’re really buying.
AAA Tier – Prestige Rebuild
These are brand-new landed homes, either developer-built or rebuilt from scratch with premium finishes. Prices often exceed $3,000 PSF in prime districts.
AA Tier – Modern Move-In
Less than 10 years old, recently renovated, and generally well maintained. These typically fetch around $2,400 PSF.
A Tier – Livable But Dated
10–20 years old, still habitable but showing age. Buyers often factor in A&A works. Market value is around $2,000 PSF.
B Tier – Land Value Only
Usually over 20 years old and ripe for teardown. The structure has little to no value. it's all about the land. These transact at ~$1,600 PSF.
How to Estimate Construction Cost
Earlier, we introduced the AAA–B system to help you understand where a property sits in terms of market value — and why newly rebuilt homes (AAA Tier) can fetch upwards of $3,000 PSF, while older teardown homes (B Tier) hover around $1,600 PSF.
But here’s the catch: those prices are based on land size, while construction cost is based on built-up area.
That’s a crucial distinction.
Your construction bill doesn’t care how big your land is — it cares how much you're building on top of it. Which is why calculating your Built-Up Area (BUA) is a must before even talking to a builder.
Quick BUA Estimation Guide
Inter-Terrace: Land area x 80% x Number of Storeys
Corner Terrace / Semi D: Land Area x 65% x Number of Storeys
Detached: Land Area x 60% x Number of Storeys
Example:
Let’s say you’re rebuilding a semi-detached home on a 4,317 sqft plot, with plans to go up to 3.5 storeys:
4,317 sqft × 65% × 3.5 = ~9,782 sqft built-up
That’s your build volume and now we multiply it by the construction cost per square foot and in this case, we’ll use a conservative price of $400psf. 9,782 sqft × $400 PSF = $3,912,800
Total Estimated Construction Cost: ~$3.9M
This assumes a standard mid-to-upper spec build — modern façade, decent interior finish, nothing too extravagant (no $200K imported Italian marble slabs or bulletproof glass).
Optional Add-Ons (Common in Prestige Rebuilds):
Swimming Pool (6m x 6m)~$70,000
3-Storey Hydraulic Lift~$120,000
Branded Appliances + High-End Finishes ~$250K–$500K+
Rebuild vs Buy Brand New: Cost Comparison
Let’s assume you’re eyeing a semi-detached plot in Singapore with the following specs:
Land Size: 4,317 sqft
Target Built-Up: ~9,782 sqft (3.5 storeys × 65% efficiency)
Land Cost (for rebuild scenario): $1,600 PSF (B Tier)
Option 1: Rebuild It Yourself
Step 1: Buy the Land
4,317 sqft × $1,600 PSF = $6,907,200
We'll round this to ~$6.9M for simplicity.
Step 2: Estimate Construction Cost
9,782 sqft × $400 PSF = $3,912,800
Rounded to ~$3.9M
Total Cost to Rebuild
$6.9M (land) + $3.9M (construction) = $10.8M
Effective PSF (Built-Up)
$10.8M ÷ 9,782 sqft = ~$1,104 PSF
Option 2: Buy Brand New from Developer
Developers typically add 20%–30% markup on top of their total cost to account for:
Financing
Design and planning risk
Contractor oversight
Marketing and sales
Profit margins
Let’s use a 25% developer markup for our model and assume a developer-built semi-detached home on the same plot, fully rebuilt and finished, is selling at $13.5m
Built-Up Area:
~9,782 sqft
Effective PSF (Built-Up)
$13.5M ÷ 9,782 sqft = ~$1,379 PSF
| Scenario | Rebuild It Yourself | Buy Brand New (25% Developer Markup) |
|---|---|---|
| Land Size | 4,317 sqft | 4,317 sqft |
| Built-Up Area (BUA) | ~9,782 sqft | ~9,782 sqft |
| Land Cost | $6.9M @ $1,600 PSF | Included in sale price |
| Construction Cost | $3.9M @ $400 PSF | Included in sale price |
| Base Cost (Land + Build) | $10.8M | $10.8M |
| Developer Markup (25%) | – | $2.7M |
| Total Spend | $10.8M | $13.5M |
| Effective PSF (Built-Up) | ~$1,104 PSF | ~$1,379 PSF |
| Time to Move In | ~18–24 months | Immediate |
| Risk & Effort | High – You manage everything | Low – Developer handles all |
| Design Control | Full – Layout, finishes, façade | Limited to what’s already built |
| Potential Upside | Higher resale equity if done well | Fully priced in |
Final Thoughts
Rebuilding a landed home isn’t for everyone. It’s slow, messy, and demands serious stamina, not just financially, but emotionally. You’ll wrestle with design decisions, delays, and the occasional 11pm WhatsApp from your builder about a tile that’s “out of stock again.”
But if you’re willing to go the distance, the reward is real:
You’re not just building a house, you’re capturing the developer’s margin for yourself.
On the other hand, if your priority is speed, certainty, and zero mental load, buying brand new is worth the premium. You're paying more, yes, but you’re also buying time, sanity, and the freedom to move in tomorrow.
Either way, the numbers don’t lie. And now, you know exactly how to read them.
Have a question about landed property?
If you’re exploring your first landed home and want a second opinion, whether it’s on layout, value, or rebuild potential. Feel free to drop me a message on WhatsApp, no hard sell, no pressure. Just an honest chat.
