The Short Answer
Condo jobs typically cost 10–20% more than HDB due to access restrictions and complexity. Landed property work is usually 20–40% more than HDB due to larger scope and more complex systems.[reference:69] The gap is not arbitrary — it reflects real differences in labour, access, preparation and compliance.
HDB: The Baseline
HDB flats are the simplest painting environment. Corridors are wide enough, lifts are available, ceilings are standard height, and the scope is usually walls and ceilings only. A 4-room HDB interior repaint with mid-grade paint runs S$1,500–2,800 for two coats.[reference:70]
The main variables are flat size, paint grade and whether the unit is a resale flat needing sealer and repairs.
Condo: The 10–20% Premium
Condos cost more for three reasons:
- MCST rules and access restrictions. Lift protection, approved working hours and common-area coordination add administrative and labour time. Condominium properties often require strict adherence to management guidelines, which can slightly elevate the price.[reference:71]
- Larger wall areas and design complexity. Condos usually have higher ceilings, more feature walls and more complex layouts than HDB flats. Larger wall areas and design complexity push costs up.[reference:72]
- Higher-end finishes. Condo owners more often specify premium paints, feature walls and designer finishes, which cost more in materials and labour.
Planning ranges for condos: a 2-bedroom sits around S$2,800–4,200, a 3-bedroom around S$3,800–5,500, and a penthouse or loft S$4,800–8,500 depending on height and access.[reference:73]
Landed: The 20–40% Premium
Landed homes are a different category of project. They have:
- Larger scope. Multi-storey interiors, stairwells, exterior facades, boundary walls and garden-facing surfaces can all be part of one project.[reference:74]
- Exterior systems. Weatherproof exterior coatings, crack repair, algae treatment and UV-resistant topcoats are additional scopes that do not exist in a flat repaint.
- Access complexity. High walls, pitched roofs, stairwells and facades need scaffolding, platforms or staging. Scaffolding alone can add S$1,500–5,000.[reference:75]
- Longer timelines. A landed exterior repaint can take one to two weeks or more depending on size and access, compared with days for an HDB flat.
Planning ranges: terrace interiors S$5,500–8,500; semi-detached and bungalow interiors S$8,000–15,000; landed exterior repaints with weather-rated paint S$12,000–25,000 depending on scaffolding.[reference:76][reference:77]
What Changes the Price Within Each Category
Property type sets the baseline, but four factors move the final number:
- Paint grade. Basic vs premium paint is a 40–60% cost difference for the same labour.
- Surface condition. Peeling, powdery paint, cracks, stains and moisture signs need different preparation. Prep is 30–40% of professional pricing.[reference:78]
- Occupied vs vacant. Furniture movement, phased rooms, protection and restricted hours change labour and duration.[reference:79]
- Access. High ceilings, lifts, scaffolding and management constraints all add time.
Why the Cheapest Quote Is Rarely the Best Value
A landed exterior quote that is 40% lower than the others is usually skipping pressure-washing, crack repair or primer — the steps that determine whether the paint lasts 5–7 years or peels in two monsoons. A condo quote that ignores MCST coordination will either cut corners on protection or add charges later.
The right comparison is not price against price. It is scope against scope: same paint, same preparation, same access, same warranty. ASIL WORKS quotes each property type with the access, preparation and compliance requirements stated explicitly, so the number you see is the scope you get.
