A renovation in Malaysia typically costs RM20 to RM50 per square foot for a cosmetic refresh, RM60 to RM100 psf for a standard renovation and RM110 to RM200+ psf for extensive works. For a 1,000 sq ft condo, a standard job therefore runs about RM60,000 to RM100,000 before furniture, plus a 15-20% contingency.
Buying the house is just the first step. Turning it into a home often involves renovation. But how much should you set aside? Renovation costs in Malaysia can vary wildly depending on the extent of work, materials chosen, and the contractor you hire.
This guide provides a ballpark estimation to help you plan your renovation budget effectively.
General Cost Estimates (Per Square Foot)
As a rule of thumb, you can estimate costs based on the "intensity" of the renovation:
- Basic Makeover (touch-ups, paint, minor repairs): RM20 - RM50 psf
- Standard Renovation (new flooring, built-ins, plaster ceiling): RM60 - RM100 psf
- Extensive/Premium Renovation (structural changes, hacking, premium materials): RM110 - RM200+ psf
Example: For a 1,000 sqft condo unit doing a standard renovation, budget around RM60,000 to RM100,000.
SuperHomes Data: Budget for a Typical Klang Valley Condo
The median strata home for sale in Kuala Lumpur and Selangor on SuperHomes has a built-up area of 1,000 sq ft (listings with a stated size, n=49) and a median asking price of RM375,000 (n=266; SuperHomes listings, Sep 2026). Applying the psf ranges above to that unit:
| Renovation level | Rate (psf) | Budget for a 1,000 sq ft unit | With 15-20% contingency | With contingency, as a share of the RM375,000 median price |
|---|---|---|---|---|
| Basic makeover | RM20 - RM50 | RM20,000 - RM50,000 | RM23,000 - RM60,000 | 6% - 16% |
| Standard renovation | RM60 - RM100 | RM60,000 - RM100,000 | RM69,000 - RM120,000 | 18% - 32% |
| Extensive / premium | RM110 - RM200+ | RM110,000 - RM200,000+ | RM126,500 - RM240,000+ | 34% - 64%+ |
SuperHomes calculation. Size and price: medians of active KL and Selangor condominium, serviced residence, apartment and flat listings, September 2026. Rates are the ballpark ranges in this guide, not quotations.
A standard renovation can cost a fifth to a third of what the unit itself costs, so price it before you make an offer. Compare condos in Bukit Jalil or Petaling Jaya, and treat a move-in-ready unit that asks RM30,000 more than a tired one as the cheaper option if the tired one needs a standard renovation.
Breakdown by Area
1. Wet Works (Hacking & Tiling)
This is usually the most expensive part.
- Hacking walls/tiles: RM1,500 - RM3,000 per area.
- Tiling: Labor costs range from RM6 - RM15 psf (excluding tile cost).
- Cement rendering: RM15 - RM25 psf.
2. Kitchen Cabinets
The heart of the home. Prices are usually per "foot run" (FR).
- Melamine (Budget): RM100 - RM300 per foot run.
- 4G Glass / Acrylic (Mid-Range): RM400 - RM600 per foot run.
- Solid Wood / Aluminium (Premium): RM700 - RM1,200+ per foot run.
- Add countertop costs: Quartz stone is popular, ranging from RM180 - RM350 per foot run.
3. Flooring
- Laminate/SPC Flooring: RM5 - RM12 psf (supply & install). Very popular for bedrooms.
- Tiles (Ceramic/Porcelain): RM10 - RM30 psf depending on size and quality.
- Solid Wood / Parquet: RM25 - RM50+ psf.
4. Plaster Ceiling & Lighting
- Flat plaster ceiling: RM3 - RM5 psf.
- L-Box / Light trough: RM15 - RM25 per foot run.
- Wiring points: RM60 - RM150 per point depending on complexity.
5. Wardrobes
- Built-in wardrobes: RM400 - RM800 per foot run depending on height (ceiling height vs standard) and material.
Hidden Costs to Watch Out For
- Debris hauling: RM300 - RM500 per trip.
- Plumbing relocation: Can get costly if you move sinks or toilets far from original piping.
- Air-cond piping: RM250 - RM400 per unit point.
- Contingency Fund: Always add 15-20% on top of your final quote for unexpected issues.
Contractor vs Interior Designer
Whether you hire a renovation contractor directly or an interior design (ID) firm changes both the price and how much of the project you have to manage yourself.
| Factor | Contractor | Interior Designer (ID) |
|---|---|---|
| Design concept & 3D renders | Usually none | Included |
| Project management | You do it | They do it |
| Cost premium | Lowest | Typically +15% to 25% over the build cost |
| Material sourcing | You source | Curated for you |
| Single point of accountability | No | Yes |
| Best for | Clear scope, hands-on owners, rental units | Busy owners, design-led results, large or multi-trade jobs |
A contractor builds what you specify; you supply the vision, source materials and coordinate trades. An ID firm adds space planning, renders, material selection and single-point project management, and prices that into a markup over the bare construction cost. Whichever you pick, get a written contract with an itemised quotation, fixed start and completion dates, a defects liability period, and payments tied to milestones rather than paid upfront (for example a deposit, staged payments as each phase completes, and 5-10% retained until a defect-free handover). Avoid anyone who wants cash only and no paperwork. Our guide on finding a reliable renovation contractor covers vetting in detail.
How to Budget Without Running Out Halfway
Almost every renovation runs over, mostly for three reasons: scope creep ("while we're at it" upgrades), hidden defects found once hacking starts (concealed leaks, old wiring, termite damage, failed waterproofing, most common in older landed homes), and material price changes when a project drags past the 30-60 day validity of a quotation. A practical sequence:
- Get at least three itemised quotations on the identical written scope, so you compare like with like.
- Strip out design and management fee lines and compare the bare construction costs.
- Confirm whether each quote includes SST; a quote that looks cheaper may simply exclude tax.
- Add your 15-20% contingency to the chosen quote and spend it only on genuine surprises.
- Keep a separate budget for curtains, furniture and appliances, which are easy to forget.
If cash does not cover the planned scope, a renovation loan can bridge the gap, but keep the contingency in cash so a surprise never stalls the job.
How Long a Renovation Takes
| Project Type | Typical Duration |
|---|---|
| Cosmetic refresh (paint + minor works) | 2 - 4 weeks |
| Mid-sized condo, full renovation | 6 - 8 weeks |
| Larger condo (1,000+ sq ft) | 8 - 12 weeks |
| Terrace / landed house, full renovation | 3 - 6 months |
| Landed with structural works or an extension | 6+ months |
Work runs in a fixed order: hacking and demolition, plumbing and electrical first-fix, plastering and waterproofing, tiling and flooring, carpentry installation, painting, then fittings and a final clean. Order carpentry early, since cabinets are built off-site. Expect delays from strata approval (often one to three weeks before work can start), imported materials, festive seasons when crews go home, heavy rain for exterior and wet works, and council approval for structural work. A contractor promising a full landed renovation in six weeks is a warning sign.
Which Renovations Need Approval
Approval for structural work sits with your local council (for example DBKL in Kuala Lumpur, MBPJ in Petaling Jaya or MBSA in Shah Alam), and structural submissions usually need drawings endorsed by a registered architect or engineer.
| Works | Approval Needed? |
|---|---|
| Demolishing or moving structural walls / columns | Yes: council approval with an engineer's endorsement |
| Building an extension | Yes: building plan approval |
| Adding or altering a roof or porch | Yes: council approval |
| Converting a balcony into living space | Usually yes, and often restricted by strata rules |
| Changing the façade of a strata unit | Management (JMB/MC) approval |
| Internal non-structural works (carpentry, flooring, painting, re-tiling) | No council permit |
| Replacing fittings, sanitaryware, lighting | No permit |
| Re-wiring within the unit | No council permit, but use a registered electrician |
The simple test: if you touch the structure (load-bearing walls, columns, slabs, roofline) or the building footprint, you need council approval. Condos and apartments add a second layer: the JMB or MC will require a renovation application, a refundable renovation deposit, set working hours (often no Sundays or public holidays), and rules on debris, lift protection and wet works; some ban slab hacking entirely. If hacking a bathroom leaks into the unit below, you are liable. See our guide to condo renovation deposits and JMB approval before you start. If you have just collected the keys to a new unit, lodge developer defects within the Defect Liability Period first, since renovating over them can void your claim (how to claim defects from a developer).
FAQs: Renovation Costs in Malaysia
Q: What is the renovation cost per square foot in Malaysia?
About RM20 to RM50 psf for a basic makeover (painting, touch-ups and minor repairs), RM60 to RM100 psf for a standard renovation with new flooring, built-ins and a plaster ceiling, and RM110 to RM200+ psf for extensive works involving hacking, structural changes or premium materials. Multiply by your built-up area, then add 15-20% contingency.
Q: How much does a kitchen renovation cost in Malaysia?
Cabinets are priced per foot run: about RM100-RM300 for melamine, RM400-RM600 for 4G glass or acrylic and RM700-RM1,200+ for solid wood or aluminium, plus RM180-RM350 per foot run for a quartz top. A 10-foot run of mid-range cabinets with a quartz top therefore costs about RM5,800-RM9,500 for the cabinets and top alone, before hacking, tiling, plumbing, wiring points and appliances.
Q: How much does tiling cost per square foot in Malaysia?
Tiling labour usually runs about RM6-RM15 psf, excluding the tiles. Ceramic or porcelain tiles themselves cost roughly RM10-RM30 psf depending on size and quality, and if old tiles must be hacked first, add the hacking and cement rendering (RM15-RM25 psf) costs in the wet-works section above.
Q: How much does it cost to renovate a 2-storey terrace house?
Use the same psf bands on the house's full built-up area. A 1,800 sq ft two-storey terrace would cost about RM108,000 to RM180,000 for a standard renovation at RM60-RM100 psf, and more if the wiring, plumbing or roof need replacing, which is common in older landed homes. Structural work or an extension also needs council approval.
Q: Can I stay in the house during renovation?
For a cosmetic refresh such as painting or a single-room update, usually yes, though it is dusty and disruptive. For a full or wet-works renovation involving hacking, rewiring, or kitchen and bathroom demolition, staying is impractical and often unsafe, with periods of no kitchen, no usable bathroom and water or power cut off. Most owners move in with family or rent short-term, so include that accommodation in your total project budget.
Q: Is renovation cost tax-deductible in Malaysia?
For an owner-occupied home, generally no: renovation is a personal capital expense. On a rental property, repairs that restore the unit to its original condition (repainting, fixing existing fittings) can be deducted from rental income, while improvements cannot, as our rental income tax guide explains. Documented improvement costs can, however, count towards your cost base for Real Property Gains Tax when you sell, so keep every invoice.
Q: How do I get accurate renovation quotations?
Give at least three registered contractors or ID firms the same written scope, and insist on an itemised quotation that breaks down each room, material and labour line instead of a lump sum. Confirm whether the figure includes SST, check completed projects or a verified portfolio, and be wary of a quote far below the others: it usually means excluded items that come back later as variation orders.
Conclusion
Renovation is an investment in your lifestyle and property value. To save costs, prioritize essential works (electrical, plumbing, flooring) first, and do cosmetic upgrades (feature walls, expensive furniture) later. Always get at least 3 quotes from different contractors to compare market rates.
