Prime & Bukit Timah

A&A Works, Reconstruction & Rebuilds in Tanglin

One of the oldest prime residential districts, with large plots, considerable Good Class Bungalow coverage and, in places, conservation constraints. What is permitted here varies more from plot to plot than almost anywhere else.

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What we see here

The Work That Comes Up in Tanglin

Works where establishing the plot's exact status — GCB, conservation, or ordinary landed — is the first job before any design.

What none of that tells you is what your plot allows. That is set property by property, and it is the first thing we establish — before any drawing, and before any number.

Before we quote

What We Check on a Tanglin Property

  1. Your plot's URA record. Zoning, the building envelope, setbacks from each boundary, and any control specific to your property — including Good Class Bungalow or conservation status where it applies. Sometimes this alone tells us an idea will not be approved.
  2. The existing structure. For anything built before about 1990, a foundation review and load calculation. An older house was not designed for an added storey and today's finishes.
  3. Neighbouring conditions. Party walls, how close the houses either side sit, and whether shoring or underpinning will be needed. This decides feasibility more often than the design does.
  4. Site access. Whether machinery can physically reach the plot, and what has to be done differently if it cannot. On tighter roads this drives both method and cost.
  5. What it means for you. A real number with line items, after the site visit and architect input — not a same-day guess with a decimal point on it.
What you get

The Same Terms Everywhere We Work

  • BCA General Builder Class 2 (GB2), bizSAFE Level 3.
  • Seven-year workmanship warranty on a landed home, covering everything we build, and it follows the house if you sell. Painting is five years — Nippon's own limit on the product.
  • 5–10% deposit, the rest billed against completed milestones. Stop at any point and pay only for what is done.
  • Public liability insurance for the whole project.
  • The builder on site. Larry Hoo is the Director and does the work; an Architect and QP handle design and certification.

See how we approach A&A works, real before and after photographs, or the other estates we work in.

Nearby

Other Estates in Prime & Bukit Timah

Bukit Timah Holland & Namly Sixth Avenue Watten Estate Coronation

Thinking About an A&A or Rebuild in Tanglin?

Tell us the road and what you have in mind. We will tell you what your plot actually allows — including when the answer is no.

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Common questions

Tanglin — Answered

Do you carry out A&A works in Tanglin?
Yes. Wong Lye works in every district in Singapore except Sentosa, with our own team and subcontractors we have used for years. Tanglin is within that coverage, and being further from our base does not change the quotation — the cost is driven by the condition of the existing house, how much you are adding, site access and finishing standard.
What can I actually build on my plot in Tanglin?
That is decided plot by plot, not estate by estate. URA sets the building envelope, setbacks from each boundary, and the number of storeys for your specific property, and some plots sit inside Good Class Bungalow or conservation boundaries with tighter rules again. Two houses on the same road can differ. We pull your property's actual URA records before quoting rather than assuming what a neighbour did is permitted — sometimes that tells us straight away an idea will not be approved, which is better learned before you pay anyone to draw it.
My neighbour did a similar extension. Can I do the same?
Not necessarily, and it is the most expensive assumption in landed renovation. Their plot may have a different envelope, their approval may pre-date a rules change, or the work may simply never have been approved. We check yours specifically.
Can the existing house take another storey?
For anything built before about 1990 we do a foundation review and a column and beam load calculation before quoting. Older landed houses were not designed for today's loads — an added storey, heavier finishes, solar panels. Sometimes the answer is reinforcement first; occasionally the honest answer is that rebuilding costs less than propping up what is there. The check costs you nothing; it is part of how we quote.
Who handles the URA and BCA submissions?
We do, as part of the build. An Architect and a Qualified Person handle the design and the certification that has to be signed. Larry Hoo, the Director, is the builder and is on site — he is not the engineer, and does not pretend to be.
What warranty do I get on a Tanglin project?
On a landed home, seven years from handover on everything we build — structural, plumbing, masonry, partitions and windows — and it follows the house, so if you sell, the buyer inherits the balance. Painting is quoted at five years because that is Nippon's own warranty on the product and we will not promise longer than the maker will. There is no inspection fee during the period: send a photo or video, or we send someone, and a small issue is settled at no charge.
How long does an A&A or rebuild take?
A focused A&A typically runs 6 to 12 months; a full reconstruction 12 to 18. Submissions alone can take 2 to 4 months before any physical work starts, and we build that into the timeline upfront rather than surprising you with it later.
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