Our Core Service

A&A, Reconstruction & Rebuilds

The heavy side of landed construction. Structural alterations, additions, piling, and full rebuilds — handled by a licensed builder who tells you what your plot actually allows before the first dollar moves.

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What we build

The Five Things We Most Often Do

Every landed project is different, but most of our work falls into one of these five categories. If yours doesn't fit neatly, come talk to us anyway — we'll tell you if it's something we can do or if you need a different specialist.

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Addition & Alteration

Adding a room, extending a side, enclosing a carport, converting an attic. The everyday A&A work — what most landed homeowners need when they outgrow the original layout. We handle URA and BCA submissions as part of the build.

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Partial & Full Reconstruction

When A&A isn't enough, or when the existing structure isn't worth saving, we rebuild. Sometimes we keep the facade and rebuild everything behind it. Sometimes it's a clean demolition and a new two-storey home on the same plot.

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Storey Additions

Converting a single-storey to two-storey, adding a rooftop level, or extending upward. Every one of these starts with a structural check of what your existing foundation can actually carry — no quote without that assessment.

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Piling & Foundation Works

Bored piles, driven piles, micropiles for tight urban sites, underpinning of existing foundations. The invisible work that determines whether everything above lasts 50 years or starts cracking at year 10.

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Structural Alteration

Removing load-bearing walls, inserting new beams and columns, transferring loads for open-plan layouts. This is where most renovation contractors stop and we start. Our in-house structural engineer runs the math before any hacking begins.

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Submissions Advisory

URA plot ratio, envelope controls, setbacks, GCB rules, conservation area rules — we check all of these against your actual property before quoting. If your idea won't get approved, you hear it from us first.

How we engage

What We Check Before We Quote

Any builder can send you a quote the same day. Very few can send you an honest one. Here's what we go through before we give you numbers — because an accurate quote takes a week, not an afternoon.

  1. Site visit. We walk the property with you. We look at what's there, what's missing from the original drawings, what neighbouring conditions might affect the build.
  2. URA check. We pull your property's zoning, plot ratio, setback requirements, and any specific controls. Sometimes this tells us immediately that your idea isn't possible — better to know now.
  3. Structural assessment. For anything involving additions or heavy alterations, we look at whether the existing foundation and structure can carry what you want to add.
  4. Scope conversation. We sit down and map your wants against what's realistic. Sometimes the conversation is "yes, all of this works." Sometimes it's "you can have this, but not that — here's why."
  5. Options comparison. Where there's a choice — A&A vs reconstruction, add-up vs rebuild, full piling vs strengthening — we show you both paths with honest cost and timeline differences.
  6. Quotation. Only then do we put a number on paper. The quote is line-itemised so you see what you're paying for. No "allowances" or mystery contingencies.
How we bill

Progressive Milestone Billing — Aligned With Your Risk

We collect a small deposit — typically 5 to 10 percent of project value — and bill the rest at milestones tied to actual job completion. Most of the project is only billed after the work has been done and verified.

If at any point during the build you're unhappy, you can stop the project and pay only for work that's been done. That's how much confidence we have in our team. And how much protection we want to give you.

This is materially different from how many builders bill — 30% or 40% upfront, then chasing the rest. We think that structure is the wrong way round. The client should carry the less risk, not more.

Right licence for the job

Heavy Building Works vs Renovation — Which Do You Need?

The short answer: if your project changes the structure of the building, or adds floor area, you need a BCA General Builder. If it's interior refinishing — carpentry, paint, new flooring, new bathrooms without moving plumbing walls — you need an HDB-licensed renovation contractor.

We're a BCA General Builder Class 2. My sister's company, Larry Contractors, is HDB-licensed for renovation. Different licences, different scope, different specialisations.

When a client calls us and the project is really renovation in disguise, we refer them to Larry. When a client calls Larry and the project is really structural, they refer us. Keeps the work with whoever's actually licensed for it.

Common questions

Questions We Get About A&A Works

How long does a landed A&A take from first meeting to handover?
Typically 6 to 12 months for a focused A&A. Full reconstructions take 12 to 18 months. Submissions alone can take 2 to 4 months before any physical work begins — we build that into the timeline upfront rather than surprising you mid-project. We'd rather give you a realistic timeline than an optimistic one to win the job.
Do you handle all the URA and BCA submissions?
Yes, as part of the build. Our in-house QP prepares the submissions, we engage with URA and BCA on your behalf, and we monitor the approvals timeline. You don't need to hire a separate consultant for this when you work with us.
Can I live in the house during the works?
Almost never, honestly — for A&A involving structural work or full reconstruction. The noise, dust, and temporary propping make it unsafe and unpleasant. We tell every client to plan for alternative accommodation. Anyone promising you can live through a structural build is, in our experience, not being straight with you.
What if my existing foundation can't handle what I want to add?
Then we'd have an honest conversation about whether underpinning makes sense, versus a full reconstruction. Sometimes underpinning is the right call. Sometimes it costs more than half a rebuild and leaves you with a compromised structure. We show you the numbers for both paths — we don't push you toward whichever is bigger for us.
Can I visit the site during construction?
Yes, anytime. We expect it. Our progressive billing structure relies on you seeing the work progress with your own eyes. If you aren't comfortable visiting, that's a sign we haven't built enough trust yet — and that's our problem to solve.

Planning an A&A or Rebuild on Your Landed Home?

Send us the basics on WhatsApp. We'll come out for a site visit before any quotation.

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Common questions

A&A, Reconstruction & Rebuilds.

What's the difference between A&A and reconstruction?
A&A (Addition & Alteration) keeps the bulk of the existing structure and modifies parts of it — adding a storey, extending sideways, internal layout changes. Reconstruction means demolishing more substantial portions and rebuilding within the same footprint, often retaining only the foundation or front facade. The line matters because URA submission requirements, BCA structural review depth, and timelines differ. We tell you which path makes sense at the first site visit, before any quote.
Can I add a basement to an existing landed home in Singapore?
Sometimes — but it depends on three things: soil condition, neighbouring structures, and your existing foundation. Adding a basement to an existing home requires underpinning the existing foundation while excavating, plus shoring against any party walls. URA generally permits basements on landed plots, but BCA's structural sign-off is the harder part. We've done it; we've also walked away from jobs where the soil report told us not to.
How much does it cost to convert a single-storey landed to a two-storey?
A meaningful range is S$400k–S$1.2M, depending on three variables: structural condition of the existing house (often the existing foundation can't carry the new load and needs reinforcement), GFA you're adding, and finishing standard. We don't give you a cleaner number than that on a website because it would be misleading. After a site visit and architect input, we give you a real number with line items.
Do I need URA approval for A&A on my landed home?
Almost always, yes. Anything that changes building envelope, floor area, or external appearance triggers a URA submission. Internal-only A&A within existing GFA may go through a simpler process. We handle the submission as part of every project — our in-house architect prepares the drawings and our QP signs structural elements.
Can I extend my landed home sideways without a setback issue?
Setback rules vary by plot type — Detached, Semi-D, Terrace, and Bungalow each have different minimum setbacks under URA's Envelope Control rules. Most landed plots have at least some unused setback margin, but it's plot-specific. We pull your plot's URA records before quoting any sideways extension so you know exactly what's permissible.
What structural checks happen before A&A on an old landed home?
For homes built before 1990, we always do a foundation review and column/beam load calculation before quoting. Older landed homes were often built to standards that don't accommodate today's heavier loads (extra storey, heavier finishes, solar panels). Sometimes we recommend reinforcement before A&A; occasionally we recommend rebuilding instead. The check costs you nothing — it's part of how we quote.
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