Quick Answer: Office Reinstatement Cost in Singapore
How much does office reinstatement cost per square foot? In 2026, light open-plan offices cost about $3 to $8 psf, medium fit-outs with glass partitions about $8 to $18 psf, and heavy fit-outs with M&E, raised floors or server rooms about $18 to $35+ psf. Most offices are quoted at about $10 to $20 psf. For a 3,000 sq ft medium fit-out, expect about $24,000 to $54,000. These are market reference prices for reference only, not a quotation.
Reinstatement means restoring a leased commercial space to its original bare-shell condition before you hand it back to the landlord. Most tenancy agreements require it, and the cost can be a surprise if you have not planned for it. This guide shows the price per square foot for offices, retail shops, F&B outlets and warehouses, then covers the fire safety checklist and the demolition process. See our commercial reinstatement service in Singapore for how we handle the works.
Last updated: October 2026
1. Office Reinstatement Cost Per Sq Ft (2026)
The exact cost depends on the complexity of your current fit-out. A standard open-plan office costs far less than one with extensive custom carpentry, server rooms and complex M&E (Mechanical and Electrical) systems.
| Complexity Level | Estimated Cost (PSF) | What It Includes |
|---|---|---|
| Light (open-plan office) | $3 – $8 | Removing loose furniture, light drywall partitions, carpet removal, standard white repainting. |
| Medium (glass partitions, meeting rooms) | $8 – $18 | Hacking floor tiles, dismantling glass partitions, removing built-in carpentry, basic M&E termination. |
| Heavy (M&E, raised floor, server room) | $18 – $35+ | Removing masonry walls, dismantling server rooms and heavy ducting, removing raised floors, full FSSD sprinkler resetting. |
*Prices are market reference ranges for Singapore in 2026 and are for reference only. They are not a quotation. The final cost depends on your tenancy agreement, ceiling height, the extent of M&E and fire safety restoration, and building management (MCST) requirements.*
Late works cost more. If you miss the handover deadline and the landlord engages their own contractor, the cost is often 1.5 to 2 times higher than the ranges above.
2. How Much Does It Cost to Reinstate an Office by Size?
Multiply the price per square foot by your office area. These totals use the three complexity levels in section 1.
| Office Size | Light ($3 – $8 psf) | Medium ($8 – $18 psf) | Heavy ($18 – $35+ psf) |
|---|---|---|---|
| 500 sq ft | $1,500 – $4,000 | $4,000 – $9,000 | $9,000 – $17,500+ |
| 1,000 sq ft | $3,000 – $8,000 | $8,000 – $18,000 | $18,000 – $35,000+ |
| 2,000 sq ft | $6,000 – $16,000 | $16,000 – $36,000 | $36,000 – $70,000+ |
| 3,000 sq ft | $9,000 – $24,000 | $24,000 – $54,000 | $54,000 – $105,000+ |
| 5,000 sq ft | $15,000 – $40,000 | $40,000 – $90,000 | $90,000 – $175,000+ |
*Totals are estimates (price per sq ft x area) and are for reference only.*
3. Reinstatement Cost by Space Type: Office, Retail, F&B and Warehouse
Shops, restaurants and warehouses have different works, so the cost per square foot and the timeline differ from an office.
| Space Type | Estimated Cost (PSF) | Typical Timeline | Scope Of Works Included |
|---|---|---|---|
| Commercial Office (1,000–3,000 sqft) | $3 – $35+ (most jobs $10 – $20) | 7 – 10 working days | Partition removal, carpet hacking, ceiling grid restoration, electrical cable termination, wall painting. |
| Retail Shop / Salon (500–1,500 sqft) | $10 – $40+ | 5 – 8 working days | Display carpentry demolition, glass storefront hacking, signage removal, lighting track termination. |
| F&B Restaurant / Cafe (1,000–2,500 sqft) | $15 – $40 (full kitchens $25 – $40) | 10 – 14 working days | Exhaust hood hacking, grease trap extraction, gas pipe capping, quarry tile hacking, waterproof repair. |
| Warehouse / Industrial (2,000–5,000+ sqft) | $8 – $30+ | 10 – 18 working days | Mezzanine dismantling, industrial rack removal, high-bay lighting restoration, floor epoxy patching. |
*Prices are market reference ranges for Singapore in 2026 and are for reference only. They are not a quotation. The final cost depends on your tenancy agreement, ceiling height, the extent of M&E and fire safety restoration, and building management (MCST) requirements.*
- Retail shops: a 300 to 500 sq ft shop typically costs about $3,000 to $12,500, a 600 to 1,000 sq ft shop about $6,000 to $25,000, and a 1,200 to 2,000 sq ft shop about $12,000 to $50,000. Specialty lighting and built-in display units push the cost up.
- F&B outlets: exhaust ducting, grease trap removal and gas decommissioning make kitchens the most expensive space to reinstate. Fire safety (SCDF) requirements can add further compliance work.
- Warehouses and industrial units: a 2,000 to 10,000 sq ft unit typically costs about $10,000 to $50,000. Racking, mezzanines and loading bay changes drive the cost, and JTC properties may need tenant-installed racking removed before handover. Pricing is often based on scope rather than floor area alone.
4. What Affects Your Reinstatement Cost?
- Your tenancy agreement: What you owe is set by the reinstatement clause. Tenants often waste thousands removing fixtures they were never required to remove, so read the clause before you quote.
- Ceiling height and extent of hacking: Higher ceilings and more partition and floor hacking raise labour and disposal costs.
- M&E and fire safety restoration: Sprinklers, smoke detectors, fire-rated walls and emergency lighting must return to the original fire safety plan.
- Building management (MCST) rules: Shopping malls usually restrict noisy works to overnight shifts and require pre-booked service lifts and set debris disposal routes.
- Time left: Rush works and landlord-engaged works cost more.
5. How Long Does Reinstatement Take?
A standard office takes about 7 to 10 working days of works. Retail shops take 5 to 8 working days, F&B outlets 10 to 14 working days, and warehouses 10 to 18 working days. The works are only part of the schedule. The FSSD inspection and MCST approval take time too, so engage a reinstatement contractor at least 4 to 6 weeks before your lease handover date to avoid holding-over fees.
6. FSSD Fire Safety Compliance Checklist
The most common reason commercial handovers fail in Singapore is fire safety non-compliance. During your tenancy you may have moved sprinkler heads for false ceilings or partitions. These must go back to the building’s original fire safety plan. For the full process, read our FSSD compliance guide.
- Relocating sprinklers: Only a certified fire protection specialist can drain the pipes and relocate sprinkler heads. Using an unlicensed plumber is illegal and fails inspection.
- Smoke detectors: Detectors that were removed or covered above a false ceiling must be re-exposed and tested by a Qualified Person (QP).
- Fire-rated doors and walls: If you hacked a fire-compartment wall, rebuild it with certified fire-rated boards.
- Emergency lighting and exit signs: Battery-operated emergency power supplies (EBOPS) and exit signs must be reinstated to the original landlord layout.
7. The Reinstatement Process
Reinstatement is a coordinated dismantling process that must not damage the base building structure.
- Hacking and flooring: Remove epoxy, vinyl or carpet glue, then grind the concrete back to a smooth cement screed base.
- M&E termination: Tenant-installed electrical cables, data points and pipes are terminated at the distribution board by a Licensed Electrical Worker (LEW).
- Making good and painting: Walls and ceilings are patched and painted with two coats of standard white paint to meet the bare-shell requirement.
- Debris disposal: Rubble is hauled and disposed of at NEA-approved sites, with proof of disposal if the MCST requires it.
8. How to Get an Accurate Quote
Send us these details on WhatsApp and we will arrange a site survey and an itemised quotation by trade:
- The reinstatement clause from your tenancy agreement
- Your floor layout and unit size in sq ft
- Photos of the current fit-out
- Your lease end date
Want to get your security deposit back? Read how to get your landlord deposit back during office reinstatement.
Frequently Asked Questions
How much does office reinstatement cost per sq ft in Singapore?
In 2026, light open-plan office reinstatement costs about $3 to $8 per sq ft, a medium fit-out with glass partitions and meeting rooms about $8 to $18 per sq ft, and a heavy fit-out with M&E, raised floors or a server room about $18 to $35 or more per sq ft. Most offices are quoted at about $10 to $20 per sq ft.
How much does it cost to reinstate a 3,000 sq ft office?
A 3,000 sq ft office costs about $9,000 to $24,000 for a light fit-out, $24,000 to $54,000 for a medium fit-out, and $54,000 or more for a heavy fit-out.
How much does retail shop reinstatement cost?
Retail shop reinstatement costs about $10 to $15 per sq ft for simple jobs, $15 to $25 per sq ft for standard jobs, and $25 to $40 or more per sq ft for complex jobs with plumbing or heavy fixtures. A 600 to 1,000 sq ft shop typically costs about $6,000 to $25,000.
How much does F&B restaurant reinstatement cost?
F&B reinstatement usually costs about $15 to $40 per sq ft. Full kitchens are at the higher end, about $25 to $40 per sq ft, because of exhaust ducting, grease trap removal and gas decommissioning.
How long does commercial reinstatement take?
An office usually takes 7 to 10 working days, a retail shop 5 to 8 working days, an F&B outlet 10 to 14 working days and a warehouse 10 to 18 working days. Start planning 4 to 6 weeks before your lease handover date.
Do I have to remove everything when I move out?
Not always. What you owe the landlord is set by the reinstatement clause in your tenancy agreement. Read the clause first and quote against it, instead of assuming a full strip-out.
What happens if I miss the reinstatement deadline?
The landlord may engage their own contractor, which often costs 1.5 to 2 times more, and you may lose part or all of your security deposit. Late works can also mean holding-over fees.
Lease Ending Soon?
Explore our Commercial Reinstatement Services, or view our Project Portfolio.
We attend the joint handover inspection and handle MCST submissions. Send us your tenancy agreement clause for a site survey and itemised quote.