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— Sect. 01 / Transparency PRICING · MAY 2026 · KLANG VALLEY

Honest pricing,
in ranges we
can defend.

We can't quote your home without seeing it. But here's what most of our projects cost — and exactly what's included at every level.

BASED ON / 212 COMPLETED PROJECTS
TYPE / CONDO · LANDED NOTED
CURRENCY / MALAYSIAN RINGGIT
UPDATED / MAY 2026
— Sect. 02 / Tiers SECT-02 / 07 · ESSENTIAL · ELEVATED · LUXURY
Essential tier project — HC-017 · TTDI · 2024 HC-017 · TTDI · 2024

Essential

For first homes that need to feel grounded, not flashy.

RM 80–130k
Typical 3-bedroom condo, 900–1,200 sqft.
Landed homes from RM 140k.
  • Demolition of existing tiling, fixtures, and non-structural partitions
  • Full-unit replastering and skim coat
  • Solid plywood carpentry with melamine finish in white or grey
  • Ceramic floor tile — one grade, applied throughout
  • One bathroom rebuilt with standard sanitary ware
  • LED downlights and standard switch and socket layout
  • Basic plumbing and electrical first-fix; no layout re-routing
  • Powder-coat window grilles where required by strata management
Get an estimate at this level
Elevated tier project — HC-024 · MONT KIARA · 2025 HC-024 · MONT KIARA · 2025 Most chosen

Elevated

For families ready to invest in a home they'll stay in.

RM 130–200k
Typical 3-bedroom condo, 900–1,200 sqft.
Landed homes from RM 210k.
  • Full demolition and concrete levelling where required
  • Veneered or painted MDF carpentry with soft-close hardware throughout
  • Large-format porcelain tile, differentiated by zone
  • Two full bathroom rebuilds with designer sanitary ware
  • Zone-differentiated lighting — pendant and indirect circuits per room
  • Partial M&E re-routing including bathroom plumbing relocation
  • Feature wall in one living zone (plaster, panel, or large-format tile)
  • Air-conditioning points provisioned throughout (units owner-supplied)
Get an estimate at this level
Luxury tier project — HC-022 · BANGSAR · 2024 HC-022 · BANGSAR · 2024

Luxury

For the home you'll never need to renovate again.

RM 200–320k
Typical 3-bedroom condo, 900–1,200 sqft.
Landed homes from RM 280k.
  • Full structural assessment; selective demolition to slab where required
  • Full-height veneered oak or teak carpentry with integrated handles
  • Large-format natural stone or book-matched porcelain throughout
  • All bathrooms rebuilt; master bath with freestanding tub provision
  • Custom multi-circuit lighting with per-zone dimmer control
  • Full M&E re-routing to new layout; dedicated EV-ready circuit provision
  • Feature joinery or entertainment unit with back-lit glass panels
  • Permit-ready drawing set with project architect oversight throughout
Get an estimate at this level

RANGES ARE FOR A TYPICAL KLANG VALLEY CONDOMINIUM (3-BEDROOM, 900–1,200 SQFT). LANDED HOME PRICING IS HIGHER DUE TO INCREASED FLOOR AREA AND M&E COMPLEXITY — INDICATIVE STARTS NOTED PER TIER. ALL PRICES IN MYR. A FIXED CONTRACT PRICE IS ISSUED ONLY AFTER A SITE VISIT.

— Sect. 03 / Anatomy SECT-03 / 07

What goes into a price.

A renovation budget is not a black box. Below is how it typically allocates across five categories — and why each line matters more than the number next to it.

8%
18%
32%
35%
7%
Demolition & structural 8%

Hacking tiles, removing non-structural partitions, and any concrete levelling or waterproofing. Structural changes — opening walls, modifying floor slabs — require a separate structural engineer's fee and are always quoted as a distinct line item, never absorbed into a renovation allowance.

M&E — plumbing & electrical 18%

The most underestimated line in a renovation budget. Routing new circuits, relocating plumbing points, provisioning for air-conditioning systems and water heaters. In buildings older than ten years, existing M&E often needs to be brought to current code — we disclose this before demolition begins, not after.

Carpentry & joinery 32%

The largest single cost driver. Kitchen cabinets, wardrobes, TV feature walls, storage units, and any built-in furniture. Material choice — melamine, painted MDF, veneer, or solid timber — accounts for roughly 40% of the price gap between Essential and Elevated. This is where the money goes, and where it shows.

Finishes & tiling 35%

Floor tile, wall tile, paint, ceiling treatment, and sanitary ware. Disproportionate visual impact on how the home looks and feels. A RM 4/sqft tile and a RM 35/sqft tile look similar in a developer's showroom. They do not look similar in year five.

Contingency 7%

Reserved for what is behind the wall — corroded plumbing, unlevel concrete, or wiring that doesn't meet current code. Every contractor encounters these conditions. The question is whether they are in your budget already, or whether they will appear as a surprise invoice after the wall is opened.

— Sect. 04 / Clarity SECT-04 / 07

What we don't quote for.

A contractor who lists their exclusions has thought carefully about what they are committing to. These items are not ours.

01
Loose furniture

Sofas, beds, dining tables, chairs — anything that moves when you do.

02
White goods

Refrigerator, washing machine, oven, dishwasher. We provision the points and connections.

03
Air-conditioning units

We provide the trunking, points, and drainage. The units are owner-supplied or quoted as a separate line.

04
Soft furnishings

Curtains, blinds, rugs, cushions. We refer to partner suppliers on request at no markup.

05
Art and décor

Artwork, plants, decorative mirrors not built into joinery, and any objects you bring in.

06
Structural engineer's fees

Required for any load-bearing work or layout change. Quoted and managed transparently — never rolled into the renovation sum.

07
Owner-supplied materials

We will install your tile. We will inspect it on delivery. We will not warrant it. That distinction matters in year three.

— Sect. 05 / Commitment SECT-05 / 07
WHY WE QUOTE IN RANGES

A renovation is not a product on a shelf.

The number changes based on your home's condition, your choices, and what we find behind the walls. A contractor who quotes a single fixed number before visiting your home is either guessing or planning to charge you more later.

We commit to a range early — based on your brief and your property type. Then we commit to a fixed price after the site visit. And then we hold it.

THE FIXED-PRICE GUARANTEE

The price we sign after a site visit is the price you pay.

  • Contract before demolition
    Fixed-price, line-itemised. Signed before a wall is touched.
  • No unrequested overruns
    In writing. Over three years. Not once.
  • Variations by signed order only
    The only way the number moves is a VO you initiate and countersign.
  • 24-month workmanship warranty
    Defects rectified within 5 working days. Contractual, not marketing.
— Sect. 06 / Questions SECT-06 / 07

The questions you'll raise over dinner.

Pricing is the most anxiety-laden conversation in a renovation. Below are the six questions we hear in every initial consultation, answered without evasion.

Because psf pricing hides scope variance behind a single number. Two projects at RM 120/sqft — one with full carpentry throughout and one with minimal joinery — have entirely different real costs. We quote by scope, which takes longer to explain but is the only method that actually reflects what you will pay.

It doesn't, unless you ask it to. The contract sum is fixed at signing. The only path to a higher number is a written Variation Order that you initiate, price, and countersign before any additional work proceeds. We have not issued an unrequested cost overrun in over three years of trading.

A design fee is collected at the start of the design phase — typically RM 3,500–5,000 depending on scope — which is credited in full against the contract price at signing. The first construction-stage payment is only collected after demolition is complete and the M&E layout is approved on site. There is no large upfront sum before work begins.

Payments are pegged to physical milestones — completion of demolition, completion of M&E first-fix, completion of carpentry, practical completion — not to calendar dates. You pay for work completed and verified on site, not for time elapsed. The final 10% is withheld until the joint walkthrough defects list is closed.

Minor renovation works within a strata property generally require only JMBS or MC approval, which we manage at no additional charge. Where formal permits are required — structural works, certain LA jurisdictions — they are quoted and managed transparently. They do not appear as a surprise line item after the walls have opened.

Variation Orders are welcome and commonplace. If during the build you want a different tile, an additional storage unit, or a layout change, we issue a VO with a fixed additional price before any work proceeds. The original contract sum is unaffected. A countersigned VO is the only legitimate mechanism by which the number moves.

— Sect. 07 / Instrument SECT-07 / 07

Get a number before the call.

Five questions. Two minutes. A range, an allocation breakdown, and a written scope-sheet — calibrated to within ±9% of the contract price we eventually issue.

METHOD / WEIGHTED AVERAGE · 212 CONTRACTS
SAMPLE / 2017–2025
ACCURACY / ±9% VS. SIGNED CONTRACT
— Sect. 02 / Instrument SECT-02 / 11

Instant estimate. Five questions. No call.

A pricing instrument built from 212 completed projects. It returns a range, an allocation breakdown, a duration, and a written scope-sheet.

METHOD / WEIGHTED AVERAGE OF EXECUTED CONTRACTS
SAMPLE / 212 PROJECTS, 2017–2025
MARGIN / ±9% VS. SIGNED CONTRACT
— Sect. 08 / Action SECT-08 / 08

Book a site visit. Decide afterwards.

An hour on site with a senior designer and our PM. We measure, we listen, we leave. No drawings drafted, no quote issued, no follow-up sales call unless you ask for one.

VISIT
60–90 min
FEE
None
FOLLOW-UP
On your request
REACH US DIRECTLY
WhatsApp
+60 12 345 6789
Call us
+60 3 2283 1100

INITIAL CONSULTATION — NO FEE · NO COMMITMENT · NO FOLLOW-UP SALES CALL UNLESS REQUESTED

+60 12 345 6789