Renovation Cost in KL 2026: Realistic Prices by House Type
- Studio D 3
- Jun 16
- 4 min read
Updated: Jul 18
One of the first questions every homeowner in Kuala Lumpur asks before starting a renovation is: "How much is this going to cost?"
It's a fair question — and an important one. The problem is that most renovation quotes you'll find online are either too vague ("RM 30,000 to RM 300,000") or outdated. Material prices, labour rates, and supply chain costs have all shifted significantly over the past two years.
This guide gives you real numbers — based on what Studio D3 is seeing on the ground in KL and Selangor in 2026 — so you can plan your renovation budget with confidence.
Every project is different. These figures are averages based on our completed work. A free quotation from Studio D3 will give you a precise number for your specific home.
Renovation Cost by House Type (KL & Selangor, 2026)
Condominium / Apartment
Scope | Estimated Cost |
Basic refresh (painting, flooring, kitchen cabinet replacement) | RM 30,000 – RM 60,000 |
Moderate renovation (living, dining, 2 bedrooms, bathrooms) | RM 60,000 – RM 120,000 |
Full gut renovation (everything, including electrical & plumbing) | RM 120,000 – RM 200,000+ |
Condo renovations in KL tend to cost more per square foot than landed properties — primarily because of building management restrictions, lift logistics for material delivery, and working within stricter timelines to minimize disturbance to neighbours.
Terrace House (Single or Double Storey)
Scope | Estimated Cost |
Single storey — partial renovation (living + kitchen) | RM 40,000 – RM 80,000 |
Single storey — full renovation | RM 80,000 – RM 160,000 |
Double storey — partial renovation | RM 70,000 – RM 130,000 |
Double storey — full renovation | RM 130,000 – RM 250,000 |
Terrace houses give contractors more flexibility — materials can be brought in easily, work hours are often less restricted, and the scope can be phased across floors. This generally makes terrace renovations more cost-efficient per square foot.
Semi-Detached (Semi-D)
Scope | Estimated Cost |
Partial renovation (key areas only) | RM 100,000 – RM 180,000 |
Full renovation | RM 180,000 – RM 350,000 |
Bungalow
Scope | Estimated Cost |
Partial renovation | RM 150,000 – RM 300,000 |
Full renovation | RM 300,000 – RM 700,000+ |
What Drives the Cost Up (And What You Can Control)
Most renovation budgets that spiral out of control share one thing in common: the homeowner didn't understand what was driving the price. Here's a breakdown of the main cost variables:
1. Material Quality
Flooring, kitchen cabinets, bathroom fittings, and tiles are available at wildly different price points. A basic vinyl plank floor can cost RM 4–6 per square foot. Premium engineered timber can cost RM 18–30 per square foot. Neither is wrong — it depends on your lifestyle, durability needs, and aesthetic. Just make sure your contractor is quoting the same grade you're expecting.
2. Structural Work (Hacking)
Removing walls, hacking old tiles, or changing the layout of a bathroom or kitchen significantly increases cost. In a condo, hacking costs are also higher because debris removal is more complex.
3. M&E (Mechanical & Electrical)
Rewiring a home to current code, replacing old pipes, or adding new air conditioning points are expensive but often necessary — especially for houses built before 2000. Older electrical systems in particular can be a hidden cost that only surfaces once the walls are opened.
4. Carpentry Ratio
Custom-built wardrobes, TV feature walls, kitchen cabinets, and display shelving are all carpentry items. The more custom carpentry in your design, the higher the overall cost. Carpentry typically accounts for 35–50% of a residential renovation budget in KL.
5. Contractor Experience & Project Management
A cheap quote sometimes just means the contractor has lower overhead because they cut corners on supervision, subcontract everything, or don't carry insurance. The cost of a failed renovation — defects, delays, disputes — almost always exceeds the amount you saved.
What RM 100,000 Gets You in KL in 2026
To make this more concrete: here's a realistic scope for a RM 100,000 renovation budget for a mid-sized double-storey terrace house in KL:
Full repaint (interior and exterior)
New flooring throughout (porcelain tiles or vinyl plank)
Kitchen cabinet replacement with quartz countertop
Custom TV feature wall in living room
2 built-in wardrobes
2 bathrooms retiled (no layout changes)
False ceiling in living area with cove lighting
New light fittings throughout
Minor electrical upgrades
This assumes mid-range materials and standard labour rates in the Klang Valley.
How to Get an Accurate Renovation Quote
The only way to get a reliable renovation cost for your home is to get a proper quotation — ideally itemised, from at least two contractors.
When comparing quotes, make sure you're comparing the same scope. A RM 60,000 quote that excludes tiling, electrical, and hacking is not comparable to a RM 80,000 all-in quote. Ask each contractor to list exactly what is and isn't included.
At Studio D3, our quotations are fully itemised, transparent, and include no hidden costs. We offer a free initial consultation and quotation for all KL and Selangor homeowners.
Frequently Asked Questions
How long does a full renovation take in KL?
A full renovation typically takes 10–20 weeks depending on scope and house size. A condo full renovation is usually 10–14 weeks. A double-storey terrace house may take 16–20 weeks. Factors that extend the timeline include custom furniture lead times, structural work, and public holidays.
Is now a good time to renovate in 2026?
Material prices in Malaysia stabilised significantly in late 2024 after the post-pandemic surge. Labour costs remain steady. 2026 is generally a good time — prices are predictable and reputable contractors have reasonable availability.
Do I need an architect for a renovation in Malaysia?
For cosmetic renovations (painting, flooring, cabinets), an architect isn't legally required. However, for any structural changes — removing or adding walls, extensions, or changes to the building structure — you'll need a licensed architect or engineer to submit drawings to the local authority (DBKL in KL, MBPJ in PJ, etc.).
What is a design-build contractor?
A design-build contractor (like Studio D3) handles both the design and the construction under one roof. This is different from hiring a separate interior designer and then finding a contractor yourself. Design-build is typically faster, more cost-efficient, and reduces the risk of miscommunication between designer and builder.
Studio D3 is a design-build renovation firm in Seri Kembangan, KL. We serve homeowners across KL and Selangor. WhatsApp 010-313-0318 for a free consultation.
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