![Painting Service Singapore PRICE LIST [2026]](/assets/images/opt/painting3-1024.jpg)
You've probably already gotten a few quotes, and they don't match. One painter says $600 for your whole flat. Another says $1,400 for the same job. Neither one explains why.
That gap isn't random. Painting quotes swing based on flat size, paint brand, wall condition, and what's actually included — some "cheap" quotes skip ceilings or wall prep entirely, then charge extra once the painter is already in your home. Below is a realistic 2026 price list for painting services in Singapore, built from current market rates, so you know what a fair number actually looks like before anyone shows up.
Quick Price List: HDB Flat Painting (Full Unit)
| Flat Type | Typical Price Range (S$) |
|---|---|
| 2-Room | $500 – $900 |
| 3-Room | $600 – $1,300 |
| 4-Room | $1,000 – $1,600 |
| 5-Room / Executive | $1,200 – $1,900 |
These prices assume two coats, mid-range paint, wall prep for minor cracks, and ceilings included. Furniture-shifting and full protective covering should be part of the package — if a quote doesn't mention this, ask. This is the standard scope for our HDB flat painting jobs, whether it's a BTO or a resale unit.
Quick Price List: Per-Room & Other Services
| Service | Typical Price Range (S$) |
|---|---|
| Single room / feature wall | $150 – $400 |
| Small bedroom (full walls) | $250 – $450 |
| Ceiling painting (add-on) | $100 – $300 per room |
| Condo unit (full, per bedroom count) | +10% – 20% vs HDB rate |
| Landed property exterior | $2,000 – $6,000+ |
| Office / commercial painting | $3 – $6 per sq ft |
| Sealer coat (for longer-lasting finish) | $300 – $500 |
| Textured / feature wall finish | $200 – $1,000+ |
What Changes the Price
1. Paint brand and quality Nippon, Dulux, and Jotun are the common names used across Singapore. Rough guide per litre:
- Economical: $20 – $40
- Mid-range: $40 – $70
- Premium (odourless, washable, longer-lasting): $70 – $120+
Premium paint costs more upfront but often lasts longer and needs fewer touch-ups — worth it if you have young kids, pets, or just don't want to repaint again in two years. This is a common upgrade we discuss for premium house painting jobs.
2. Wall condition A freshly plastered wall takes paint easily. An older resale flat with hairline cracks, old wallpaper, or patchy previous paint jobs needs more prep — sanding, filling, sometimes a primer coat — before the actual painting starts. This is usually where "why is my quote higher than my friend's" gets answered.
3. Colour choice Dark colours (navy, charcoal, deep green) often need a third coat for even coverage. That's extra labour and paint, so darker palettes tend to cost more than light neutrals.
4. HDB vs. condo vs. landed HDB flats are the most straightforward to quote — standard layouts, easy access. Condos usually run 10–20% higher, mainly because of MCST rules: limited working hours, lift booking, and sometimes a refundable deposit before work starts. Landed properties, especially exteriors, involve scaffolding or rope access, which adds both cost and time.
5. Whether ceilings are included Some quotes only cover walls. If your ceiling has yellowing, water stains, or hairline cracks, painting it separately later usually costs more than including it in the original job. Always confirm this upfront — if the staining is from an active leak rather than age, it's worth a waterproofing check before repainting over it.
HDB Painting: What's Typically Included
A proper HDB painting quote should spell out:
- Two coats of paint (one coat rarely gives even coverage)
- Wall prep — light sanding and filler for minor cracks
- Furniture shifting and full floor/fixture protection
- Ceiling painting, if agreed
- Clean handover — no paint splatter left on switches or floor edges
If a quote is missing most of these and still seems cheap, it's often because one or more of these steps gets skipped — and you end up paying for it separately, or living with a rougher finish.
Condo & Landed Property Considerations
Condos come with rules most homeowners don't think about until move-in day: many MCSTs restrict work to specific hours (commonly 9am–5pm, no weekends), and some require advance notice or a work permit before painters can start. If you're planning a repaint, build this lead time into your schedule.
Landed properties, particularly exteriors, need weatherproof or elastomeric paint that can handle Singapore's humidity and rain. This costs more per litre but prevents peeling and mould far longer than standard interior paint used outdoors.
Office & Commercial Painting
Commercial jobs are usually quoted per square foot rather than per room, since layouts vary so much — open-plan offices, retail units, and F&B spaces all have different prep needs. Expect $3–$6 per sq ft depending on ceiling height, existing wall condition, and whether office painting work needs to happen after hours to avoid disrupting business.
How Often Should You Repaint?
As a rough guide:
- Bathrooms & kitchens: every 2–3 years (moisture exposure)
- Living & dining rooms: every 5–7 years
- Exterior walls: every 5–7 years
Repainting isn't just cosmetic — it also protects your walls from moisture damage over time, which matters a lot in Singapore's climate.
How to Read a Painting Quote (and Spot the Gaps)
Before you sign off, check the quote states:
- Number of coats (should be at least two)
- Paint brand and finish (matte, satin, washable)
- Whether wall prep and crack repair are included
- Whether ceilings are included or priced separately
- Furniture and floor protection
- Estimated completion time
A quote that's missing most of these isn't necessarily dishonest, but it does leave room for costs to creep up mid-job — which is exactly the situation you're probably trying to avoid.
Our Approach at Luminous Engineering
We quote painting jobs the same way we'd want one quoted to us — one number, everything spelled out, no vague line items. Every job includes two coats, proper wall prep, full furniture and floor protection, and a clean handover.
Our painting services cover:
- HDB flat painting — all flat sizes, BTO and resale
- Landed property painting — interior and exterior
- Office painting — minimal disruption, after-hours available
- Commercial painting — retail, F&B, and industrial spaces
- Premium house painting — for full home makeovers
- Painting contractor services — for larger or multi-unit projects
If your painting job overlaps with wall cracks, water stains, or ceiling leaks, it's often worth checking our waterproofing services too — painting over a leak just hides the problem until it comes back. Browse our full painting services page for the complete range, or send us your flat size and photos on WhatsApp for a free, itemised quote.
📞 Call or WhatsApp +65 8183 6772 — free site assessment and transparent pricing, no hidden fees.
Frequently Asked Questions
How long does painting a 4-room HDB flat take? Usually 2–3 days for a full repaint, depending on wall condition and whether furniture needs to be moved during the job.
Is Nippon or Dulux better? Both are reliable, widely used brands in Singapore. The bigger difference usually comes down to the specific product line — economical vs. premium — rather than the brand name alone.
Do I need to move out during painting? Not usually. Most painters work room by room and can shift furniture within the flat, though it's more comfortable if you can stay elsewhere for a day or two on larger jobs.
Why is condo painting more expensive than HDB? Mainly due to MCST rules — limited working hours, lift booking, and sometimes a security deposit — rather than the painting work itself being harder.
Can painting fix a water-stained ceiling? Painting covers the stain temporarily, but if there's an active leak, it will come back. Worth checking for a leak source first — our waterproofing team can assess this alongside the painting job.
Ready for an exact quote? Get your free consultation and we'll get back to you the same day
