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Reinstatement Cost Singapore (2026): Prices per Sq Ft for Commercial Units

By ifix.sg by Trends Interior Design Pte Ltd (UEN 200408913Z) · Last updated 4 Nov 2026 · Sources cited below

Short answer: Commercial reinstatement in Singapore is usually priced per square foot. Published 2026 contractor guides put offices at about S$3–S$18 per sq ft (S$18–S$30+ for heavy or Grade A fit-outs), dry retail at about S$10–S$25, F&B at about S$12–S$40, and industrial units at about S$6–S$12. Your lease's make-good clause, M&E scope and building rules decide where you land.

How much does reinstatement cost in Singapore in 2026?

Reinstatement (also called “make good”) means returning a leased unit to the condition your lease requires before you hand it back. In Singapore it is almost always priced per square foot of the unit, or as a lump sum for small units.

The table below brings together publicly published 2026 price guides from Singapore contractors. Treat every figure as an indicative range. They are other contractors' published numbers, not an ifix.sg quotation, and they exclude GST and landlord fees unless the source says otherwise.

For comparison, Cushman & Wakefield's 2026 office fit-out guide gives an average office reinstatement cost of USD 19 per sq ft in Singapore [9]. Trends Interior, the company behind ifix.sg, prices office reinstatement at about S$10–S$20 per sq ft (about S$100–S$200 per m²) [3]. ifix.sg's own price for your unit is quote on request after a free site assessment.

What does that look like for a real unit?

Multiply your floor area by the range, then adjust for the drivers below. A published worked example shows an 800 sq ft fashion boutique at S$15 per sq ft costing S$12,000, or S$13,080 with 9% GST if the contractor charges it [6]. For F&B, one guide gives S$15,000–S$55,000 for an 800–1,500 sq ft outlet [5]. Another, at S$15–S$30 per sq ft, works out to S$15,000–S$30,000 for 1,000 sq ft [7].

What is the reinstatement cost for each type of commercial space?

Office reinstatement

Offices are the most common and usually the cheapest per sq ft. A light scope covers a few partitions, carpet, ceiling tiles and basic electrical disconnection. A standard scope adds glass partitions, ceiling and lighting reinstatement, data cabling strip-out and LEW-endorsed electrical works. Heavy or Grade A scopes add raised floors, extensive M&E and strict after-hours rules [1]. MINK Design's 2026 guide puts offices with basic partitions at S$8–S$15 per sq ft and full fit-out removal at S$15–S$25 [4].

Retail and shop reinstatement

Retail units in malls usually go back to bare shell. The work often has to happen after trading hours, behind hoarding, with fixture, display and signage removal [1][6]. One published guide gives S$10–S$25 per sq ft for most dry retail units, rising to S$35–S$45+ where sprinklers, nominated contractors and night-only access apply [6]. Another lists retail at S$15–S$30 [4].

F&B reinstatement

F&B costs more because kitchens add exhaust ducting, grease traps, gas piping and fire protection works that may need re-certification [5]. A published line-item breakdown for a 1,200 sq ft restaurant includes S$2,000–S$8,000 for exhaust hood and ducting and S$800–S$3,000 for grease trap decommissioning. It also lists S$800–S$3,500 for gas pipe removal and S$2,000–S$8,000 for fire protection alteration and SCDF submission [5]. Reported ranges run from S$12–S$40 per sq ft [5], S$15–S$30 per sq ft [7] and S$16–S$45+ depending on cooking intensity [8].

Industrial and warehouse reinstatement

Industrial units often involve mezzanine removal, making good machinery foundations, LEW disconnection of three-phase power and JTC compliance where it applies. The published range is S$6–S$12 per sq ft [1].

What drives the cost of reinstatement?

1. Fit-out density. More partitions, built-ins and M&E changes mean a higher rate per sq ft [1][4].
2. Your lease's make-good clause. It sets the exact standard: original condition, bare shell, or a negotiated list [1][3].
3. M&E and ACMV scope. Electrical termination must be done or supervised by a Licensed Electrical Worker. Three-phase power and fire safety isolation add cost [1].
4. Building rules and access. Malls and Grade A buildings often require after-hours works, hoarding and lift protection [1][2].
5. Waste type. Normal debris is usually included. Asbestos, chemical residue or refrigerants need licensed disposal at extra cost [1].
6. Urgency. Compressed timelines, weekend work and several trades running at once raise the rate [1][4].

What do landlords, MCSTs and JTC require?

Private landlords and building management. Most commercial leases require you to remove your fit-out, make good, clean and hand back for a joint inspection. Building management usually needs a work permit, proof of public liability insurance and an agreed schedule before works start. Some buildings appoint nominated contractors for fire protection or electrical metering [1][6]. In strata-titled buildings the MCST sets these rules, so get the house rules early.

JTC premises. JTC contacts tenants about six months before lease expiry to arrange a joint site inspection, then issues the reinstatement requirements. Works must be complete before the expiry date. If they are not, or you stay on, double rent is payable from the expiry date [10]. Under JTC's standard terms, tenants must remove all fixtures, fittings, additions and alterations they installed. They must also make good any damage, and may be required to carry out decontamination and repaint the unit [11].

Fire safety and electrical. Fire protection and sprinkler changes may need SCDF-compliant reinstatement. Electrical termination needs a LEW, who also handles testing and sign-off [1].

How long does reinstatement take?

Typical durations in published guides are 3–7 days for light scopes, 7–14 days for standard offices, and 14–30 days for heavy, Grade A or F&B scopes [1]. Trends Interior states most office reinstatements take between 3 days and 4 weeks [3]. One guide estimates 7–14 working nights for a 1,000–2,000 sq ft restaurant in a mall where heavy works are night-only [8]. VOLM advises that most offices need 4–8 weeks of planning in total, including survey, quotation, approvals, works and inspection [2].

A practical sequence looks like this:

1. Site assessment and lease review. Read the make-good clause and any dilapidation or handover schedule.
2. Fixed-scope quotation, matched to what the landlord will sign off.
3. Building management or JTC approvals, permits and work hours.
4. Works: strip-out, M&E termination, hacking, making good, painting, disposal and cleaning.
5. Joint inspection and handover, then deposit release.

What hidden costs should you budget for?

• After-hours premium. Night or after-hours works typically add 15%–30% to labour in malls [5], 15%–25% per another guide [8], or 30%–50% for Grade A and mall requirements [1].
• Landlord fees and permit deposits. These are often excluded from contractor quotes [1].
• Specialist waste disposal for asbestos, chemicals or refrigerants [1].
• Fire protection alteration and SCDF submission for F&B and mall units [5][6].
• Air-conditioning chemical wash or removal if your lease requires it. One provider lists from S$200 per unit [1].
• Holding-over rent if you miss the deadline, and double rent on JTC premises [1][10].
• GST at 9% where the contractor is GST-registered [5][6].

How can you reduce your reinstatement cost?

• Start early. Book the site assessment as soon as you know your handover date. Rush jobs cost more [1][2].
• Get the scope in writing. Match the quote line by line to the make-good clause, so you don't pay to remove more than required [3].
• Ask what can stay. If the landlord or the next tenant wants the partitions, ceiling or air-conditioning kept, get that confirmed in writing. Then it comes out of the scope [1].
• Compare itemised quotes, not lump sums. Line items such as partition removal per m², LEW termination per point and disposal per trip make quotes comparable [1][6].
• Use one in-house team. Fewer handovers between trades reduce delays, and delays are what trigger holding-over rent [3].
• Plan the next space together. If you are also fitting out a new unit, one contractor can sequence both jobs. See our commercial renovation cost guide.

Why get your reinstatement quote from ifix.sg?

ifix.sg is the commercial reinstatement brand of Trends Interior Design Pte Ltd (UEN 200408913Z), in-house since 2004. We are BCA Registered (L1 Grade), bizSAFE Level 3, and LEW and GB2 licensed. We work only on commercial units: offices, retail and shops, F&B, and industrial or warehouse spaces. We assess the unit for free, read the landlord's schedule with you, handle building management and MCST submissions, and give a fixed-scope quote. See the cost section for a quick estimate, or the FAQ on the one-page site.