HOS Flat Renovation Guide & Costs
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Many of the new Home Ownership Scheme flats are bare units, offering high flexibility in renovation and design. What would be the budget for renovating units of different sizes? If you are buying a flat or renovating your home for the first time and need to hire a renovation company / interior design company for assistance, how should you get started? MoneySmart shares with you how common sizes of HOS units can be renovated and reference prices.
280 Square Feet Public Housing Decoration
How to decorate a 280 square feet public housing unit? A 280 square feet public housing unit usually has only 1 room or even 1 window, with the kitchen located in the middle of the unit. If it's for 1 to 2 people, the decoration is relatively simple, but if it's for 3 people and requires 2 rooms, it becomes more challenging.
To make the 280 square feet public housing unit feel more spacious, it is common to combine different spaces as much as possible, such as remodeling the kitchen into an open style and merging it with the dining room into one set; storage spaces are arranged in hidden areas as much as possible to avoid occupying too much space, making it more space-saving.
There are also details to consider when remodeling a 280 square feet public housing unit into a 2-room design. If the rooms are side by side and the beds face the same direction, it will result in one resident's head facing another's feet, which needs attention.
380 sq ft Public Housing Decoration
The decoration of a 380 sq ft public housing unit is suitable for 2 to 4 people. Unlike the 280 sq ft public housing, it is easier to convert into a 2-room unit, and some even opt for a 3-room design.
A common layout issue in 380 sq ft public housing units is the front door directly facing the toilet door, known as "opening the door to see the toilet," which many homeowners dislike. They often choose to change the direction of the toilet door and the placement of kitchen and toilet fixtures, all of which will
450 Square Feet HOS Flat Renovation
Generally, a 450 square feet HOS flat starts with 2 bedrooms, as the floor plan is essentially based on one of the 380 square feet HOS flats with an additional room. Some may design it into 3 rooms, for example, by adding a helper's room, depending on the actual needs. The flexibility of a 450 square feet HOS flat is greater than the first two types, allowing for more thoughtful designs in the entrance and room division methods, with less necessity for changes in the kitchen and bathroom.
For the new HOS flats by the Housing Authority, often the kitchen cabinets, bathroom shower stalls, toilets, and washbasins do not meet the residents' needs. Many owners choose to remove these along with the bathroom tiles during renovation and then reinstall them.
The process of HOS flat renovation
What is the process of entrusting a renovation company or interior design company for HOS flat renovation? Simply put, it can be divided into 10 steps.
The Ten Steps of Home Renovation Process
1. Meeting with the renovation company / interior design company
2. Drafting the contract
3. On-site measurement
4. Drawing up construction plans
5. Construction
6. Waterproofing works
7. Further construction
8. Furniture making
9. Pre-completion inspection
10. Project completion
When homeowners consult with the designer, the designer will first understand the living needs and renovation requirements of the client, and then provide a design plan based on this information. The designer will explain the plan in detail, such as the structure of the home unit to be renovated, renovation suggestions, recommendations for building materials and renovation materials, and the cost of renovation. If the homeowner is satisfied, both parties will draft a contract according to the plan and construction content, clearly listing the project content and price.
After drafting the contract, the renovation company will send someone to carefully measure every corner of the home unit, take photos to record the dimensions, and then go back to create detailed construction drawings, including demolition plans, floor plans, electrical and plumbing drawings, etc.
The construction process has several stages. The first is to demolish the existing structure and install new materials and finishes. After that, electrical and plumbing works, partition building, paint scraping, etc. will be carried out. Then comes the application of waterproof coatings. A good interior design company will conduct a 24-hour water test at this time to ensure the space is completely waterproof.
The next stage of construction includes masonry work, tiling, brick inspection, carpentry, painting, etc. Home renovation will also include the making of custom furniture, commonly including wardrobes, combination cabinets, bed frames, etc. After the renovation company completes them, they will be transported to the unit for assembly and quality inspection.
When all of the above is completed, the design company will conduct a final inspection to ensure everything is in good condition before handing the unit over to the client. At this point, the home renovation process is largely complete.
Public Housing Renovation Cost Reference (Full House Renovation)
The cost of renovating a public housing unit varies greatly depending on different factors, such as the area, type of unit, and the owner's preferences.
Many interior design companies or renovation companies offer public housing renovation packages, which include tasks like plastering, repainting, flooring, kitchen and bathroom cabinets, and the installation of bathroom fixtures, generally at a price that includes both labor and materials.
The cheaper the public housing renovation package, the more materials the owner has to prepare themselves; conversely, if the owner requests specific materials, there will be additional charges, making the price higher.
| Public Housing Renovation Cost | |
|---|---|
| Public Housing Unit Area | Reference Renovation Cost (HK$) |
| Below 300 sq.ft | $110,000 – $334,000 |
| Below 400 sq.ft | $110,000 – $366,000 |
| Below 500 sq.ft | $108,000 – $499,000 |
The above table consolidates the public housing renovation package prices from some well-known renovation platforms such as Renovation Uncle, Good Master, and Public Housing King. Generally speaking, hiring a renovation company to renovate a public housing unit of less than 450 sq.ft costs between HK$110,000 and HK$350,000; for units larger than 450 sq.ft, the price mostly ranges from HK$300,000 to HK$400,000, occasionally exceeding HK$400,000, while prices below HK$300,000 are less common.
Renovation Item Estimation
If you're only looking for partial renovations, such as painting all walls, replacing wires, or removing kitchen cabinets, how much would it cost? Based on the market price reference from 2024 to 2025, the renovation cost for a 300-450 square feet unit is as follows:
| Renovation Project | Low Estimate Range (HK$) | High Estimate Range (HK$) | Key Factors Affecting the Range |
|---|---|---|---|
| Demolition Work | 7,000 | 26,000 | Scope of demolition (full/partial), waste disposal fees, building type (with/without elevator) |
| Plumbing & Electrical Work | 15,000 | 48,000 | Whether to replace all pipes/wires/electrical panels, number and complexity of power points, material grade |
| Masonry Work | 30,000 | 100,000 | Tiling area, type of tiles and laying method (straight/diagonal/herringbone), waterproofing scope and requirements |
| Carpentry Work (Basic) | 6,000 | 22,000 | Number/material of doors and door frames to be replaced, scope/design of false ceilings (does not include custom furniture) |
| Painting Work | 10,000 | 45,000 | Wall condition (whether base removal is required), paint brand and type, area and complexity of work |
| Custom Furniture | 35,000 | 130,000 | Quantity, size, design complexity, finish materials, grade of hardware accessories |
| Basic Total (Excluding Furniture) | ~150,000 | ~330,000 | Scope of work (full/partial), material selection, type of contractor, original condition of the unit |
| Complete Total (Including Furniture) | ~200,000 | ~450,000+ | Same as above, plus the scale and requirements of custom furniture |
*For reference only, details depend on the construction scale and difficulty.
Home Ownership Scheme Decoration Restrictions
In recent years, Hong Kong's Home Ownership Scheme flats are mostly handed over as bare units, with only the floor and walls plastered, requiring decoration before they can be moved into. After the LOHAS Park incident, many people are concerned about how to decorate Home Ownership Scheme flats, which areas can be demolished, and which cannot.
The following explains some of the decoration restrictions for Home Ownership Scheme flats.
Disassembly Section
- Structural safety devices such as main walls and beams cannot be dismantled
- Aluminum windows cannot be altered, otherwise it will violate the building deed
- Kitchen worktops can be dismantled
- Kitchen doors and toilet doors can be dismantled
- Changing a closed kitchen to an open kitchen requires submission to the Buildings Department for approval before it can be done
Renovating Second-hand HOS Flats
- For HOS flats over 10 years old, it's advisable to replace the floor tiles as old-style tiles typically last only 10 years, whereas new tiles can last up to 60 years.
- Second-hand HOS flats that are over 20 years old may have concrete walls with exposed steel bars, necessitating repairs.
- The electrical box and wiring in second-hand HOS flats may need replacement due to aging or non-compliance with legal requirements.
- The original bathroom in an HOS flat generally lasts about 40 years; it's best to remove it if the flat is already over 35 years old when you move in.
After renovation, consider purchasing home insurance to protect your home belongings from losses caused by accidents. MoneySmart also offers comparisons of different home insurance plans. Compare now to find the right home insurance for you!
Public Housing Renovation Often Starts at $100K, Consider Low-Interest Renovation Loans
Home renovations can cost anywhere from tens of thousands to often starting at HK$100K. If you're looking to quickly complete your dream home, you might consider applying for a low-interest personal loan to help. Personal loans offer high loan amounts (up to 20 times your monthly salary) and longer repayment periods. Applicants can choose a repayment period that suits their financial capability, reducing the burden of turnover.
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