LayeredLanded A&A and rebuild in Singapore
A landed rebuild is a seven-figure project that needs an architect, a structural engineer and a builder working together. Understand the costs, approvals and timeline, then find the team.
A&A, reconstruction or new erection?
| Scope | What it means | Typical duration |
|---|---|---|
| Addition and alteration (A&A) | Keep the existing structure and change or extend it, such as a new extension, roof terrace or reconfigured rooms. | 3 to 12 months |
| Reconstruction (rebuild) | Demolish the existing house and build a new one on the same plot. | 18 to 24 months or more |
| New erection | Build on a cleared or empty plot. | Similar to reconstruction |
The team you need
Architects
Designs the house, prepares planning and building plan submissions, and is often the Qualified Person (QP). Architects must be registered with the Board of Architects.
Structural engineers and QPs
Designs and endorses the structure, foundations and any changes to columns, beams and slabs. Professional Engineers must be registered with the Professional Engineers Board.
Landed builders (A&A and rebuild)
The main contractor who builds the works. Building works that need BCA approval are carried out by a builder licensed by BCA.
Most owners also bring in an interior designer for the finishes and built-ins. See landed interior designers.
Approvals, in order
- Feasibility and design. Your architect checks what the plot allows (height, setbacks, storeys) and develops the design.
- URA planning permission for reconstruction, and for A&A that changes the footprint, height or use. First responses commonly take about 6 to 8 weeks, and each round of queries adds time.
- BCA building plan and structural plan approval, prepared by the QPs. First responses commonly take a few weeks.
- Permit to start works, then construction under the QP's supervision.
- Completion and handover, including the authority sign-offs the QP arranges.
Plan for roughly 3 to 6 months of design and approvals before work starts on site. Check the latest requirements with your architect; this is a general guide, not advice for your plot.
What a landed rebuild costs in 2026
Construction rates per square foot of gross floor area, as published by Singapore builders and architects in 2026. They cover the building works and the contractor's margin, not fees, demolition or interiors.
| House type (rebuild) | Mid specification, per sq ft | Premium, per sq ft |
|---|---|---|
| Terrace (intermediate or corner) | S$280 – S$330 | S$380 – S$500 |
| Semi-detached | S$300 – S$380 | S$420 – S$600 |
| Detached / bungalow | S$320 – S$420 | S$500 – S$800 |
| Addition and alteration (A&A) | S$180 – S$300 per sq ft of affected area | |
- Architect's fees: commonly 5% to 12% of construction cost, depending on the scope of service.
- Structural engineer's fees: commonly 2% to 5% of construction cost.
- Demolition and debris removal for a rebuild: about S$15,000 to S$50,000.
- Authority submissions: around S$10,000.
Example: a 3,500 sq ft semi-detached rebuild at mid specification comes to roughly S$1,148,500 to S$1,616,100 including fees, demolition and submissions, before interiors.
Landed budget estimator
Sources, reviewed 7 October 2026: Rebuild construction rates by house type · A&A construction rates and QP involvement · Approval stages and timings (URA and BCA) · Rebuild timeline and demolition costs · Architectural fees for landed homes. Indicative only; rely on your professionals' estimates.
Architects
No architects are listed yet. You can still send a request below and we will pass it on as firms join.
Structural engineers and QPs
No structural engineers and qps are listed yet. You can still send a request below and we will pass it on as firms join.
Landed builders (A&A and rebuild)
No landed builders (a&a and rebuild) are listed yet. You can still send a request below and we will pass it on as firms join.
Frequently asked questions
Should I do A&A or rebuild my landed house?
A&A keeps the existing structure and changes or adds to it, so it is usually faster and cheaper per square foot. Reconstruction demolishes the house and builds a new one, which lets you redesign completely and use the full planning allowance, but takes longer and costs more. An architect can assess what your plot allows before you decide.
Who is the Qualified Person (QP)?
The QP is the registered architect or professional engineer who prepares and submits plans to the authorities and supervises the works for compliance. Structural changes need a QP and BCA approval.
Do I need URA approval for landed A&A?
Works that change the footprint, height or use of the house, such as adding a storey or extending it, generally need URA planning permission before work starts. Your architect will advise what applies to your plot.
How long does a landed rebuild take?
Approvals commonly take three to six months before construction starts, and a full reconstruction often takes 18 to 24 months or more from design to completion. A&A is typically 3 to 12 months depending on scope.
Are professional fees included in construction rates?
No. Construction rates per square foot usually cover the building works and the contractor's margin. Architect and engineer fees, demolition, authority submissions and interiors are budgeted separately.
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