A penthouse is a roof and a stair, not a style

Last updated 31 October 2026.

Penthouse and duplex searches mix a top-floor condo, a two-storey unit, a loft with a mezzanine, and a 1990s freehold stack with marble and a tired roof. They do not share a plan. The MCST still governs facade, roof and common property. The deposit guide is that conversation. A private roof that is actually common property is not yours to open. Ask before a contractor cuts a sleeve for an aircon pipe.

Water first. A ceiling stain under a roof is the leak pages, not a feature ceiling. The ceiling page will re-anchor a sagging L-box at S$220 to S$450 and replace a board section at S$250 to S$650 after the source is known. A small spalling patch is S$150 to S$300. If the roof slab is the problem, that is not a patch. Homey Furnishing Pte. Ltd. is not an architect, not a professional engineer, and not a Qualified Person. BCA’s page on works that may not need plan approval says a Qualified Person is an architect registered with the Board of Architects, or a professional engineer registered with the Professional Engineers Board, with a valid practising certificate. We do not sign plans. A 1990s marble floor that is dull is the stone page: a bathroom field of 1 to 3 square metres is S$280 to S$480, and a larger living field is priced on that page, not guessed here. Do not overlay damp marble. The floor calculator already refuses a vinyl cover on a wet stone floor.

Stairs and voids use the maisonette method. Loose rail S$250 to S$480. Intact glass S$350 to S$780. Squeaky treads S$380 to S$850. Full sand S$680 to S$1,600. A new flight is quote on inspection. The 1.0 m sentence on the stair page is a barrier expectation already stated there, not a design we stamp. A duplex stair that is the only exit is not a place to store a renovation. Keep it clear. Fire safety works, if the drawing changes an escape, are submitted by a Qualified Person. SCDF says so.

Lights at height: 3.6 m to 4.8 m is S$220 to S$380, 4.8 m to 6.0 m is S$380 to S$680, a heavy chandelier S$480 to S$950, on the high-ceiling page, only when you have measured. A loft condo with a low mezzanine is the opposite problem. Do not book the tall-light row for a 2.4 m bedroom. The constraints note covers low ceilings. An attic ladder in an existing hatch is S$850 to S$1,950 and is not a duplex stair.

Glass doors and floor springs at a penthouse entrance are the commercial glass page if the door is that product. A wobbly floor spring is not a new interior. Window film for west sun is quote on inspection and is not a curtain. We do not publish a penthouse renovation package. Carpentry is quote on inspection. A landed bungalow with a real roof terrace is the landed note and URA, not this condo page.

Homey Furnishing Pte. Ltd. (ACRA UEN 202018148K), 27 Mandai Estate, #06-10 Innovation Place, Singapore 729931, invoices permit-exempt maintenance. V On Construction Pte. Ltd. (ACRA UEN 201611708H), on the HDB Directory of Renovation Contractors, invoices hacking, a new layout, and other work that needs an HDB renovation permit. Homey Furnishing is not a Council for Estate Agencies licensed estate agent and does not sell, rent or market flats. It is not a Ministry of Manpower licensed employment agency and does not place helpers.

Curtains, blinds and roller shades are not part of this booking. This page also does not sell or rent the home, and it does not place a domestic worker.

Photograph the fitting before you buy a product or book a hack.

1. Confirm whether the roof is yours or common property.
2. Stop finishes until a leak is found.
3. Match stair and light rows only to measured conditions.
4. Ask the MCST before a sleeve or a hack.
5. Quote new joinery. Do not ask for a penthouse package.

The building changes the permission. It does not invent a second price.

Age is the old-flat lesson applied upstairs. Marble, spalling and a full DB are separate rows. A condo 18-way to 24-way overhaul with the LEW test is S$780 to S$1,150. Do not use the HDB 12-way price on a condo board. A renovation from the 1990s may have concealed pipes. Quote on inspection once a wall is opened. We will not promise what is inside it.

A balcony that the MCST forbids you to enclose stays open. We will not glass it in and call it a study. URA’s landed balcony sentences are for landed houses. They are not a condo exemption.

A penthouse lift is often smaller than the living room suggests. Measure the lift and the stair if the unit is a duplex. A sofa that will not turn is not our problem to solve with a new price. Leave it downstairs or choose a piece that comes apart. Assembly of a carton sofa is not given a penthouse surcharge on the assembly page. If the sofa is custom, it is quote on inspection.

Roof terraces that the MCST allows you to furnish still cannot take a structure we invent. A loose table is your table. A built-in bar that needs a new waterproofing layer is a leak waiting, and it is quote on inspection only after the MCST has said the terrace is yours to build on. We will not core the roof for a tap. A loose planter is yours. A built-in planter that loads the slab is a Qualified Person. A pot you can lift is not. If you cannot lift it today, it is not loose furniture at all.

How you're charged

A job that already has a sentence on HomeySG uses that sentence. The hour is not added on top of a band unless the written scope says so. There is no fuel surcharge. A whole-flat repaint, a private defect-scan fee, and a litre of a named paint brand are not in the catalogue.

Who is allowed to do the work

HDB’s important information on renovation says renovation in a flat, including some work that does not need a permit, is carried out by a contractor from the Directory of Renovation Contractors. The same page says failing to use a listed contractor for renovations, or breaching the renovation rules, can lead to a fine of up to $5,000. That sentence is HDB’s. It is not a ruling on your flat. Read the page before you treat a handyman visit as a renovation.

• Permit-exempt maintenance that already has a band, such as a hinge, a silicone joint or a small hole patch, stays on the Homey Furnishing invoice.
• Hacking, a new layout, and replacement of toilet finishes inside HDB’s restriction period move to V On Construction Pte. Ltd. UEN 201611708H. The price of that permit scope is quote on inspection.
• A new cable or a consumer unit is an EMA licensed electrician. A new water point is a PUB licensed plumber. Piped gas is a licensed gas worker.
• Window installation and replacement on an HDB flat is a BCA approved window contractor on HDB’s directory, with a renovation permit first. BCA describes workhead RW01. Homey Furnishing is not that contractor.
• Selling, renting or marketing the flat is estate agency work. CEA registers property agents. We do not do that work.
• A weekly cleaner on this site is not a migrant domestic worker placement. We do not hire out helpers.
• Curtains, blinds and roller shades are not part of this booking.

Ways to keep the bill smaller

• Photograph every mark before you book a full repaint. A hole that matches the S$150 to S$280 sentence does not need a whole-flat price.
• Put several permit-exempt tasks on one visit. The S$55 call-out is one task. Further permit-exempt time is S$45 an hour, not a second trip.
• Report a new-flat defect to HDB, or the developer if the contract says so, before you pay anyone to cover it.
• Do not hack a bathroom floor to “save” a later leak. HDB’s three-year restriction exists so the flat below stays dry.
• Do not commission a timber feature on a ceiling that stained last week. Find the water.

WhatsApp the photos to +65 8561 0630.

Penthouse is not a multiplier. The rows are the rows.

Anything not in that table is quote on inspection.

WhatsApp the photos to +65 8561 0630. The reply uses a band already printed on HomeySG, or it says quote on inspection.

• Maisonettes
• Low ceilings and noise
• Stairs
• High lights
• MCST
• Ceilings