To Renovate An Executive Mansionette

[Celtricia 6]

Hi everyone! i have recently signed an option to purchased an EM and have been reading through Renotalk ever since. I would say that without all the information that is on this forum i would have no clue at all on how to renovate my place, so thank you all for your contributions!!!!!

So lets start with my floor plan shall we!

1) Default Floor Plan

The place is rather big at 165 sqm but rather oddly shaped, can't really feel the extra 200 SF.

2) Proposed Lower Level Floor Plan

I intend to have an open dry so i will be taking down the walls around the kitchen and study room. Contemplating with the idea of moving the wet kitchen to the service balcony but i understand that HDB doesn't allow it? The upper level is pretty much fixed in terms of layout.

3) Proposed Lower Level Layout

Played around with floorplanner abit to come up with this floor plan, everything is scaled to my current furniture (But i can't get it to show the measurements on the page itself). What do you guys think of it? The maids room entrance will be from the study/games room, gotta think of ways to create ventilation for that. The study room's size will be reduced so as to create more space for the kitchen

Hi,

Would like to check did u manage to draw the floor plan using floorplanner according to the measurements indicated in your floor plan?

[bluying 0]

Wow a great place u have..btw i knew one company their sales person was great ,u might give it a try.Last year i wanted to makeover my place i call up quite alot contractor the price given was steep. Until i found this company named POLYMAL , the sales person told me not to hack off the parquet but to do resand .I was quite unsure until the job was done.The parquet was as good has new! No more marks , the price was only quarter of hacking.super good svc..their product was half of what other contractor given to me too. sales peraon Mr kevin 96746296

[battle 0]

Hey alvin11,

Welcome to RT and all the best in your reno work

Very unique lay-out to me ; p

Guess for EM / EA, all more $XXXXX in reno as we have much bigger floor space, hence = more pieces of tiles.

As for EM, headache is that it have 3 X BR + staircase, so more $XXXX in all the items required.

All the best and share share your progress okie :sport-smiley-004:

[franciz 0]

Hi Alvin,

Don't be misled by those "Big names" ID, they will chop u to pieces before u knw it. Initially, when I optioned on 31/12/11, it scared the **** out of me when I came to hear that EM reno easily cost 90~100k (well im refering to reno alone). Hwvr, after much research & reconcile on the type of materials (mid range), u can still do a decent one around 70k. I got my keys today, going to start "actions" real soon. I hv not finalised on materials as I had thought seller will only move out in another month's time. Suddenly, my agent just called me today to collect the keys.

[GESNONO 0]

Hi Alvin,

Don't be misled by those "Big names" ID, they will chop u to pieces before u knw it. Initially, when I optioned on 31/12/11, it scared the **** out of me when I came to hear that EM reno easily cost 90~100k (well im refering to reno alone). Hwvr, after much research & reconcile on the type of materials (mid range), u can still do a decent one around 70k. I got my keys today, going to start "actions" real soon. I hv not finalised on materials as I had thought seller will only move out in another month's time. Suddenly, my agent just called me today to collect the keys.

$70K Reno cost should be about there. My friend with maisonette in Hougang got quote for about $58K which includes all tilings, carpentry, 3 toilets and kitchen remake, sanitary ware wc, basins, sink, taps, plumbing, electrical, hood, hob, painting, false ceiling, some walls hacking and erection. He still hv to buy sofa, lights, etc.

Forget about those big names Id, especially those with lucky draws which you are paying for it. Deal direct or see the experienced manager or better still the boss, who knows coz when you got problems, you can get help. At least get their phone numbers especially the owner. Most cheating cases happened when clients think the sales guy is the owner or partner.

Some junior designers or more like car sales men don't know anything and just push packages. Anything outside the packages they are likely to chop you. So ask them to quote all the things that may do in extra lengths, pcs of lights for example or get them to commit in their quotation and the right to reduce sizes or length.

Some very smart sales sign your contract very cheap and then bill you very high for modifications and additions when the Reno started. So list and get quote on everything to play safe.

Appoint ID that have own carpentry factory as usually their prices can be flexible as factory already got profit margin so they quote contractor prices and not ID prices if they want. ID without factory don't have this flexibility as they need to markup the prices quoted by their carpenter contractor.

Those with Malaysia factory are the ones you need to be careful because of after sales support. They need a full load of cabinets to be cost effective. They can't take one piece of wood from Malaysia with their tools to go to your house and fix your problem if it arises sometime years down the line. That is if the ID is around. They open and close easily. Look at the one set up by a former manager from chew interior, James Tey. He started 9 Degrees Design Pte Ltd in Enterprise One, big showroom with some big investor for just 6 months I think and then close suddenly recently. Now he probably starting another ID somewhere. His sidekick, Alicia Hsia, also formerly from chew interior, is seen working in Seng Kwong with nice showroom in commonwealth. This bad mouth woman is well known in the industry for hot temper with lots of xxxx. The other sidekick, kannie wong with a police report (can see online) against him for cbt and violence is back in chew. Not surprise, 9 Degree close after a few months. Pity those who sign up reno with 9 Degree. Bottom line if you don't trust the sales person or the company, don't sign. So what after sales service promised by these people or those 5, 7 years guarantee are All bull**** and sales talk. ID with factory can't close so easily. I think so and hope so. Some ID of course say their carpentry contractor factory is their factory and some even put the address on their name card. Best bet is check the acra search or get them to show you who is the shareholder director of the factory, are the same as the ID? Does the factory have a sign board logo. Is the logo or company name of the factory on the ID name card?

Have fun and relax.

[franciz 0]

Gesnono, 58k tat includes all sanitary ware is no where to be found, not at least for me. When was the reno done?? If possible, share the contact. Alot of brudders n sisters here will be very grateful.

[Exman 0]

Hi Alvin

Just to share on my EM renovation cost of 39K process

1. Hack the lower floor complete flooring

2. Hack kitchen wall and rebuilt to extend the wall

3. Hack the 2nd level common toilet wall and floor tiles.

4. Re-instate back the balcony area.

5. Re-instate back by re-built the untitly room

6. Re-built back the store room under the stairs.

7.. Homo tiles 1.2m by 0.6m to untitly room, dining, living and kitchen flooring.

8. Over lay floor tiles to 1st level toilet and MBR toilet.

9. Change new wall tiles and floor tiles of 600 by 300 mm In the 2nd level common toilet

10. False ceiling and cove lights panel in the 3 bedrooms, common toilet, dining room, living room and the common areas outside the bedrooms.

11. New frameless glass panel doors at the balcony.

12. New tiles in wood texture at the balcony.

13. Replace the kitchen windows new.

14. Ex-owner has erected the roof at the balcony which we have decided to stay and just to remove the windows.

15. New stainless steel pipings.

16. New kitchen cabinetry.

17. Full height cabinets of 5 ft width to house shoes and other items that is multi purpose storage.

18. Common toilet mirror cabinet and vanity top

19. Common toilet stand shower glass door.

The above mentioned items was quoted at 42K.

Other expenses not inclusive as classified as additional

1. Bosch domino gas hob single burner for wok $1299

2. Bosch domino gas hob double burner $1199

3. Bosch oven $999

4. Bosch hood 90cm $1499

5. Grohe rain shower 2 sets each @$750

6. 3 WC @268, 280 and 480 each.

7. MBR basin with ready made cabinet 600mn width $480

8. Common toilet basin $200

9. PD door which we confirm by ourselves at close to 2K for 4 doors @ 3 toilets and kitchen.

10. Storage water heater $280

11. Instant water heater with rain shower $350

12. Electrical works done by my cousin about $500 for the materials

13. T5 lights and false ceiling lights of appox $400.

14. Self painting on cost to buy paints products $500

The list shall goes on ..as the a/m is the interim..........

[potatoes 0]

Exman, u completed ur Reno? It looks quite major overhaul.....u r keeping the original staircase too?

R u doing ur own painting? Your place is quite massive and quite a number of high places / ceiling which requires staging..... That would be very challenging if u try to DIY. Your quote doesn't include plastering? Another added cost if u want ur wall and ceiling to be smooth.

Electrical rewiring for whole EM is also very costly....

I m thinking of changing my balcony sliding doors to PD doors....

Does anyone know how much it will cost for 4m Transparent PD door?

Edited May 2, 2012 by potatoes

[Exman 0]

Hi Potatoes

Fyi Had enquire the 4m PD door and was qoted at 3.8k.

Mine 3 toilets doors and kitchen door are from PD.

Opted for frameless 4 glass panels instead of PD which frameless glass cost 3.2k as the panels are sliding from 4 into 1 track type. PD door for the 4m balcony does seem not right as without bottom guide tracks which might not take the wind at the balcony.

My EM stairs as orginial from the previous owner which is of black homo tiles with stainless steel railings.

I left the stairs alone as is still in good and nice looking condition.

My cousin whom was an electrician assisted me in the wiring. Basically just add or re-routing of the lightings, power sockets and switches as the wiring was not too old.

Am trying out to paint DIY which you are right that is challenging to paint especially the stairways.

Brought a long 4m pole to secure the paint rollers to be used for the stairways. Am painting basically white only and should be ok to DIY.

Got painting quotes of 1.8k which if to DIY shall incur about $45 per can x about 8 cans to 10 cans.

Estimate wall/ceiling paint cost $450 and misc $50 @paint brushes, sand papers, plastic sheets, masking tapes and others. As saturday and Sunday is my off days which taking 5 days of annual leave which save some 1.2k.

[Squiddy 0]

Where can I find Kannie Wong's online police report? We just engaged him as my resale flat's ID! omg... but never mind the report.

After discussion with my hubby, we decided to give him a chance. CBT is criminal breach of trust... probably cheated someone before. Police report on him.... well if there is one, he should behave cos if another incident happens, there is jail term.

Maybe he is back to chew interior to straighten up his life. Hope chew interior will not disappoint us...

$70K Reno cost should be about there. My friend with maisonette in Hougang got quote for about $58K which includes all tilings, carpentry, 3 toilets and kitchen remake, sanitary ware wc, basins, sink, taps, plumbing, electrical, hood, hob, painting, false ceiling, some walls hacking and erection. He still hv to buy sofa, lights, etc.

Forget about those big names Id, especially those with lucky draws which you are paying for it. Deal direct or see the experienced manager or better still the boss, who knows coz when you got problems, you can get help. At least get their phone numbers especially the owner. Most cheating cases happened when clients think the sales guy is the owner or partner.

Some junior designers or more like car sales men don't know anything and just push packages. Anything outside the packages they are likely to chop you. So ask them to quote all the things that may do in extra lengths, pcs of lights for example or get them to commit in their quotation and the right to reduce sizes or length.

Some very smart sales sign your contract very cheap and then bill you very high for modifications and additions when the Reno started. So list and get quote on everything to play safe.

Appoint ID that have own carpentry factory as usually their prices can be flexible as factory already got profit margin so they quote contractor prices and not ID prices if they want. ID without factory don't have this flexibility as they need to markup the prices quoted by their carpenter contractor.

Those with Malaysia factory are the ones you need to be careful because of after sales support. They need a full load of cabinets to be cost effective. They can't take one piece of wood from Malaysia with their tools to go to your house and fix your problem if it arises sometime years down the line. That is if the ID is around. They open and close easily. Look at the one set up by a former manager from chew interior, James Tey. He started 9 Degrees Design Pte Ltd in Enterprise One, big showroom with some big investor for just 6 months I think and then close suddenly recently. Now he probably starting another ID somewhere. His sidekick, Alicia Hsia, also formerly from chew interior, is seen working in Seng Kwong with nice showroom in commonwealth. This bad mouth woman is well known in the industry for hot temper with lots of xxxx. The other sidekick, kannie wong with a police report (can see online) against him for cbt and violence is back in chew. Not surprise, 9 Degree close after a few months. Pity those who sign up reno with 9 Degree. Bottom line if you don't trust the sales person or the company, don't sign. So what after sales service promised by these people or those 5, 7 years guarantee are All bull**** and sales talk. ID with factory can't close so easily. I think so and hope so. Some ID of course say their carpentry contractor factory is their factory and some even put the address on their name card. Best bet is check the acra search or get them to show you who is the shareholder director of the factory, are the same as the ID? Does the factory have a sign board logo. Is the logo or company name of the factory on the ID name card?

Have fun and relax.

Edited May 16, 2012 by Squiddy