âWhat Is Considered a Commercial Renovation in Singapore?
A commercial renovation in Singapore refers to any renovation, alteration, or fit-out work carried out in a property that is used for business or commercial purposes, rather than residential living.
This includes renovation works in spaces such as offices, retail shops, clinics, gyms, restaurants, cafés, and other premises where employees, customers, or the public are present.
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
If you are renovating a space that is zoned or approved for commercial use, the renovation will generally be treated as a commercial project, even if the scope of work appears minor.
âWhat Approvals Are Required for Commercial Renovation in Singapore?
Because commercial spaces are open to staff and the public, commercial renovation projects in Singapore typically require approval from one or more government agencies before renovation work can begin. These approvals ensure safety, fire compliance, and appropriate land use.
Common approvals involved include:
Take note that additional approvals may apply depending on the business type. Most importantly, if approvals are not properly planned for, this is the stage where many projects experience delays. We often see smoother projects when approval requirements are clarified before design details are finalised, rather than treated as a downstream task.
ââStep-By-Step Approval Process Before Renovating Your Commercial Space
As mentioned, commercial renovation approvals in Singapore often involve multiple authorities, including URA, BCA, SCDF, SFA, NEA, and building management.
Rather than approaching these approvals individually, it helps to understand how they typically come together as a sequence. The steps below outline what usually happens after a decision to proceed with commercial renovation is made.
âStep 1 â Confirm the Use of Your Space
Before signing a lease or finalising your commercial renovation plans, check if your intended business activity fits the propertyâs approved use.Â
For example, turning a retail shop into a cafĂ©, clinic, or fitness studio might require URAâs Change of Use approval.
You can check your address and intended use directly on URAâs Change of Use portal, or, for certain small-scale businesses, apply under the Lodgment Scheme, which grants near-instant approval for low-impact uses.
HomeMatchâs Pro-Tip: Itâs best to confirm this before signing a lease if the space isnât zoned for your intended business, you might end up paying rent on a unit you canât legally use.
Step 2 â 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.Â
Your QP isnât just a formality; theyâre 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 thatâs 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.
âStep 3 â Secure Special Licences for Food, Healthcare, or Wellness Businesses
If your business involves food preparation, hygiene-sensitive services, or healthcare, youâll 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.
Youâll 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 âcleanâ (food prep, treatment rooms) and âdirtyâ (waste, washing) areas.
This helps SFA, NEA, or MOH inspectors verify hygiene flow; food should always move from clean â semi-clean â 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 SFAâs 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 SFAâSCDF compliance.
Fire doors, gas shut-offs, and hood filters must meet SCDF fire-safety standards before a Fire Safety Certificate can be issued.
HomeMatchâs Pro-Tip: Always plan your kitchen and exhaust layout before submission. Poor design can delay both SFA and SCDF clearances.
âStep 4 â Get Landlord or MCST Consent Before Construction
Even with every government approval in hand, you canât 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.â6 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 BCAâs 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 NEAâs 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 BCAâs 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 â Nov 2023) and typical landlord manuals such as the Mapletree Industrial Trust Tenant Handbook â 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 BCAâs Strata Management Guide on By-laws (SMG10).
HomeMatchâs 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.
âStep 5 â Keep Your Documents and Timelines in Order
Renovation submissions often overlap.
For example, BCA approval can run concurrently with URAâs lodgment and SCDFâs 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 4â6 weeks of buffer time into your project schedule for unexpected clarifications.
HomeMatchâs Pro-Tip: A reliable renovation contractor or interior design firm that works regularly with Qualified Persons can help manage these submissions efficiently.
âInterior 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.
ââHow Much Does a Commercial Renovation Cost in Singapore?
Commercial renovation costs in Singapore vary by business type and the extent of your works.
Hereâs a general ballpark range based on current market averages:
| Type of Space |
Average Cost (S$ per square foot) |
Typical Range |
| Office |
$80 â $150 |
Basic to premium corporate fit-outs |
| Retail |
$120 â $200 |
Includes partitions, flooring, lighting, and display areas |
| F&B |
$200 â $350+ |
Full kitchen setup, ventilation, plumbing, and hygiene systems |
Why does the cost of commercial renovation vary?Â
Labour, imported materials, and compliance costs are high in Singapore, and if youâre opening a cafĂ© or restaurant, the equipment and exhaust system alone can eat up 30â40% 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 itâs worth clarifying this early to avoid unforeseen expenses.
A few budgeting truths about commercial renovation
- Always set aside 10â15% for hidden costs like rework or delays.
- Choose local materials when possible. Theyâre easier to replace and maintain.
- Donât overspend on dĂ©cor early! M&E (mechanical, electrical, plumbing) works are where you need solid quality.
âYou can check average material prices and supplier options in HomeMatchâs guide on where to buy renovation materials in Singapore.
How Can You Budget for a Commercial Office Renovation Effectively?
Effective commercial renovation budgeting prioritises functionality and compliance before aesthetics. Many cost overruns occur when decorative decisions are made before technical requirements are fully addressed.
Hereâs Our Suggested Budget Breakdown
- Design & consultation: 5â10% of total cost
- Construction and M&E works: 60â70% of total cost.
- Furniture and fixtures: 15â20% of total cost.
- Permits and professional fees: 5â10% of total cost.
- Contingency: 10â15% 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 youâre considering a âbundleâ or all-in-one deal, make sure you understand whatâs included. Some renovation packages sound cheap but exclude essentials like rewiring, waterproofing, or flooring.
How Long Does a Commercial Renovation Usually Take in Singapore?
Hereâs a rough guide, though each project varies depending on permits and complexity.
| Type of Space |
Average Duration |
| Office |
6â10 weeks |
| Retail |
8â12 weeks |
| F&B |
12â20 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 managementâs renovation guidelines before scheduling major works.
What Commonly Causes Commercial Renovation Delays?
Commercial renovation delays in Singapore are most often caused by planning and coordination issues rather than construction quality alone.
Common causes include:
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.Â
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.Â
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.Â
Manpower shortages
Singaporeâs 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 Avoid Commercial Renovation Delays
1. Add at least 20 % buffer to your timeline. Unexpected delays are almost inevitable, from late permit approvals to last-minute design clarifications, so itâs smart to build a time cushion into your project plan.Â
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.Â
3. Confirm material deliveries early. Check lead times with suppliers before signing off on design selections. If youâre 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.
How Can Commercial Renovation Risks Be Reduced?
Commercial renovation risks typically arise from unclear scope, insufficient planning, or underestimating regulatory requirements. While you canât remove all risks, many can be reduced with early preparation.
Ways to reduce common risks include:
- Confirming approval requirements before finalising designs
- Engaging experienced professionals early
- Allowing buffer time for submissions and revisions
- Avoiding major design changes once approvals are granted
If timelines are critical, risk reduction often comes from planning approvals and construction as a single, connected process rather than separate stages.
What Should You Consider When Renovating a Rented Commercial Space?
Renovating a leased commercial space requires careful attention to tenancy terms and landlord conditions. Renovation works are usually subject to landlord approval and reinstatement requirements.
Key considerations include:
- What renovation works are permitted under the lease
- Whether landlord or MCST approval is required
- Reinstatement obligations at lease expiry
- Insurance and indemnity requirements
If reinstatement is required at the end of the lease, planning for it during the initial renovation can significantly reduce future costs and downtime.
How Should You Plan for Lease Clauses and Reinstatement Work?
Reinstatement costs can be high, particularly for F&B or heavily customised spaces. This makes planning for future reinstatement during the initial renovation phase important to reduce costs and downtime at lease expiry.
Smart reinstatement planning includes:
- Review lease terms before signing
- Keep photos or layout plans of the original state
- Budget early! Reinstatement typically costs $10â$25 per square foot
- Use modular designs and avoid permanent fixtures
â
What Interior Design Considerations Matter Most for Commercial Renovation?
Commercial interior design should focus on functionality, safety, and operational efficiency, not just visual appeal. Design decisions must support how the business operates on a day-to-day basis while complying with regulatory requirements.
If you are planning a commercial renovation, good design usually starts with understanding workflows, customer movement, and long-term flexibility rather than aesthetics alone.
As such, key interior design considerations include:
- Efficient space planning for staff and customers
- Compliance with fire safety, accessibility, and building codes
- Durability of materials under frequent use
- Integration of electrical, lighting, air-conditioning, and ventilation systems
- Alignment with brand identity and customer experience
Take note that design priorities often vary by business type:
- Offices: acoustics, lighting quality, flexibility for growth
- Retail spaces: visibility, customer flow, display zones
- F&B outlets: kitchen efficiency, hygiene, exhaust and ventilation
- Clinics and healthcare spaces: privacy, infection control, accessibility
HomeMatch Tip: We often see better outcomes when design decisions are tested against daily operational needs, rather than relying solely on visual concepts.
How Can Sustainability Be Incorporated into Commercial Renovation?
Sustainability in commercial renovation focuses on reducing long-term operating costs while improving environmental performance. In Singapore, this often overlaps with energy efficiency and indoor environmental quality.
Sustainability is most effective when considered early in the renovation process, rather than added after construction decisions are made.
Common sustainable renovation practices include:
- Energy-efficient lighting and air-conditioning systems
- Use of durable, low-VOC materials
- Water-efficient fittings and fixtures
- Layouts that reduce the need for frequent future renovations
For larger or owner-occupied buildings, sustainability considerations may also align with BCA Green Mark objectives.
If you are planning to occupy the space long-term, sustainability decisions can have a meaningful impact on operating costs and workplace comfort over time.
How Do You Choose the Right Renovation Contractor or Interior Designer for your Commercial Project in Singapore?
A reliable renovator isnât just someone who executes your design.
Theyâre 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.Â
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 whoâve 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 âhidden extrasâ 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.
The Safest and Smartest Way to Renovate Your Commercial Business Space
Renovating a commercial space in Singapore isnât a sprint. Itâs 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.
If you need further assistance, HomeMatch can connect you with accredited commercial renovation contractors in Singapore, who understand regulatory requirements and can guide the renovation process with confidence.
