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For many landed property owners in Singapore, one of the biggest decisions they face is whether to undertake Addition & Alteration (A&A) works or to go for a complete rebuild of their home. Each option comes with its own timeline, cost implications, and benefits. Understanding the differences is crucial for making an informed decision based on your goals, budget, and the condition of your existing property.
A&A works refer to renovation and upgrading done to an existing house without demolishing the main structural components. Common A&A works include:
Adding new rooms or extensions
Altering interior layout
Constructing an attic or mezzanine
Changing façade, roof, or staircase
Upgrading plumbing or electrical systems
Time Involved:
4 to 10 months, depending on complexity
Faster approval process than a full rebuild
Cost Estimate:
$150 to $300 per sq ft (approx.)
Total costs typically range between $300,000 to $800,000
Benefits:
More affordable than rebuilding
Retains part of the original structure (useful for properties with heritage or sentimental value)
May qualify for lower property taxes during works
A rebuild involves tearing down the entire existing structure and constructing a new home from scratch. This option allows homeowners to fully customise the design and layout of their new house, often optimising the use of land space under URA’s envelope control guidelines.
Time Involved:
12 to 24 months, including design, approvals, and construction
Longer due to full demolition and structural work
Cost Estimate:
$350 to $600 per sq ft (depending on materials and finishes)
Total costs often range from $1 million to over $3 million, depending on house size
Benefits:
Total design freedom (within URA and BCA guidelines)
New foundations and structure mean lower maintenance in the long run
Increases property value significantly if done well
| Criteria | A&A Works | Rebuild |
|---|---|---|
| Budget | Lower | Higher |
| Time Required | Shorter (4–10 months) | Longer (12–24 months) |
| Design Flexibility | Limited to existing structure | Fully customisable |
| Approvals Needed | Simpler, faster | More extensive |
| Property Age/Condition | Suitable if structure is sound | Ideal if house is old or poorly built |
| Resale Value Impact | Moderate uplift | High uplift (new house appeal) |
Regulatory Approvals: Both A&A and rebuild works must be approved by URA and BCA, and may require submissions by a Qualified Person (e.g. architect or engineer).
Temporary Accommodation: For rebuilds or major A&A, owners may need to move out for several months.
Neighbour Impact: Heavy works like rebuilding may affect neighbours (noise, dust), so proper notification and coordination are recommended.
Whether you choose to go with A&A works or a full rebuild depends on your long-term goals, financial capacity, and the structural integrity of your existing home. If you’re looking for a cost-effective facelift and your house is still structurally sound, A&A is often sufficient. However, if you want a completely new design with modern features and higher resale potential, a rebuild offers more flexibility and long-term value.
Before proceeding, consult a qualified architect or renovation professional to evaluate your options and guide you through design, approvals, and construction planning. Making the right decision today will ensure your landed property becomes a home that grows with your future.
