Eight Singapore painting companies, and after a month of price changes the cheapest HDB 3-room package we can verify at source is $638, from Best Painting SG, with Singapore Painting Service at $639 and Budget Painting SG at $649. Painting.com.sg, which led this guide at $580, took its package prices off its site on 22 October. Almost nobody's headline includes sealer. Nippon Paint's own packages say so in writing, and a 3-room sealer coat costs $430 to $490 on top of the $1,350 package, which puts the job back at roughly its $1,800 U.P. Pico X is the only company here that puts sealer inside the headline, at $765 for a 3-room with a 5-year peeling warranty. FixinGuru's from-$700 rate card is labour and transport only, so the paint is not in it at all. Every price below was re-read off each company's own site on 23 October 2026.
Eight Singapore painting companies publish a whole-flat price, and almost none of those prices include the primer coat that stops the paint peeling.
> Quick view: cheapest verified 3-room is $638 at Best Painting SG, with Singapore Painting Service at $639 and Budget Painting SG at $649. Only Pico X ($765 for a 3-room) puts sealer inside the headline. Nippon Paint's October free-gift bundle is valued at over $1,300, with no end date printed.
Prices a 3-room HDB from $765, a 4-room from $950, a 5-room from $1,150, an executive from $1,450 a 4-room BTO from $850 and a condo unit from $1,280, and it is the one company here whose quote page states that every quote includes a sealer coat under the topcoat on every wall. That single line changes the comparison: Singapore Painting Service's $639 3-room plus its $140 to $340 whole-house sealer comes to $779 to $979, at or above Pico X's $765, and Pico X's number already has the primer in it. The rest of what is included is spelled out too: light sanding, hairline crack patching, a low-VOC eco emulsion topcoat, ceiling repaint in standard white, furniture and floor masking, post-service cleanup and handover. The warranty is the longest in this guide at 5 years on peeling and workmanship, and a dedicated supervisor is on site from setup to handover. Non-limewash HDB repaints are usually finished in one working day, with no rush surcharge for the one-day option. The company's second specialism is finish work rather than flat repaints: limewash and microcement under its TextureLab line, starting from $700, plus mould eradication and its packaged offers at $999 for Summer Health Painting, $1,500 for Gush Care plus Colorfy and $1,688 for the Wellness package. Older walls get an extra sealer step before topcoat, which it says is priced into the fixed quote. WhatsApp 8751 5146. Best for: an older resale flat where the walls are patched or chalky and you want one number that will not grow at the door.
3-room HDB from $765 with sealer on every wall and a 5-year peeling and workmanship warranty; limewash from $700. No end date published.
Sells by the room as well as by the flat, and its $278 per room is the lowest room rate published here, against $450 for a single room from Nippon Paint's a la carte menu. The whole-flat ladder runs across four paint tiers. Basic at $278 a room: 2-room $588, 3-room $638, 4-room $688, 5-room $888, executive apartment $988, executive maisonette $1,238. Standard at $319 a room: $638 / $688 / $788 / $988 / $1,088 / $1,338. Superior at $400 a room: $688 / $938 / $1,088 / $1,238 / $1,288 / $1,488. Luxury at $440 a room: $988 / $1,188 / $1,338 / $1,438 / $1,488 / $1,888. Add-ons are priced separately and are worth asking about before the quote is signed, because two of them are the usual surprises: wallpaper removal at $50 a wall or $100 a room, and a return touch-up trip at $150 to $250. Every tier on its price list also carries a first-online-booking offer of 10% off. No terms are printed, so confirm on the quote whether it applies to the package price; if it does, the $638 3-room would come to $574.20. It publishes its UEN, 202109773D, which is more than most competitors do, and takes enquiries on 8193 5251. It runs a Guarantee page but does not state a warranty length anywhere we could find, so ask for the number in writing. One thing to know about this corner of the market: Best Painting SG, Budget Painting SG and Singapore Painting Service publish near-identical tier names, add-on lists and price ladders within $10 to $60 of each other, and are three separate businesses with three different phone numbers rather than one company under three names. Best for: a partial job, one bedroom or a feature wall, where a whole-flat package would be overkill.
Basic tier from $278 a room, or $588 for a whole 2-room flat and $638 for a 3-room. Every tier also carries 10% off a first online booking, with no terms or end date printed, so confirm it on the quote.
Prints the clearest nett-price statement in this guide, in capitals on its own price list: it does not charge GST, so the quoted figure is 100% final. Since our September check, though, the same page has gained a painting cost calculator whose footnote says package prices do not include GST, and which adds whole-house sealer at a fixed $200 rather than the $150 to $350 on the price list. Both lines cannot be right, and on a $1,349 job the gap is $121, so get no GST written on the quotation before you treat the price as final. Its four tiers all use Nippon paint. Basic Matex at $280 a room: 2-room $599, 3-room $649, 4-room $699, 5-room $899, executive apartment $999, executive maisonette $1,249. Standard Vinilex 5000 at $320 a room: $649 / $699 / $799 / $999 / $1,099 / $1,299. Superior Odourless at $400 a room: $699 / $949 / $1,099 / $1,249 / $1,299 / $1,499. Luxury Odourless Ultra Durable at $450 a room: $1,000 / $1,200 / $1,350 / $1,450 / $1,550 / $1,900. Prices include labour, paint, delivery, cleanup and shifting furniture back, which covers most of what gets billed as an extra elsewhere. What is still extra: sealer at $50 for one room or $150 to $350 for a whole house, pipe painting at $50 per toilet or yard, wallpaper removal at $50 a wall or $100 a room, and a touch-up trip at $150 to $250. Contact 9641 3530 or 9734 1484. Like the other two in this template group, it runs a Guarantee page without publishing a warranty length. Best for: a whole-flat repaint on a budget with Nippon paint, as long as the quotation itself says no GST will be added.
Price list says no GST is charged: 2-room $599, 3-room $649, 4-room $699 with Nippon Matex, labour, paint, delivery, cleanup and furniture shifting included. A new calculator on the same page says package prices exclude GST, so confirm on the quote. No end date published.
WHAT CHANGED: In September its price-list page advertised a 2-room at $399 and a 3-room at $549, while its own homepage table priced the same Basic tier at $589 and $639. The price-list page has since been rewritten, is stamped prices last updated October 2026, and now matches the homepage, so the $399 and $549 figures are gone.PRICE LADDER: Basic Nippon Matex White from $270 a room: 2-room $589, 3-room $639, 4-room $689, 5-room $889, executive apartment $989, executive maisonette $1,239. Standard Vinilex 5000 from $310 a room: $639 / $689 / $789 / $989 / $1,089 / $1,289. Superior Nippon Odourless Premium from $390 a room: $689 / $939 / $1,089 / $1,239 / $1,289 / $1,489. Luxury Nippon Odourless EasyWash from $440 a room: $990 / $1,190 / $1,340 / $1,440 / $1,550 / $1,850.WHAT IS INCLUDED: Nippon Paint or equivalent at 2 to 3 coats depending on wall condition, hairline-crack filling and sanding, furniture and floor protection, touch-ups, cleanup and a free digital colour preview, with no minimum spend.EXTRAS: sealer $40 a room or $140 to $340 for a whole house, door frame $20 or door and frame $50, anti-mould ceiling $40 a bedroom, ceilings above 2.8m $90 to $390, pipes $40 per toilet or yard, wallpaper removal $40 a wall or $90 a room, and a touch-up trip $140 to $240, each about $10 below Best Painting SG and Budget Painting SG.WARRANTY: it says it provides warranties but never states a length, so ask for the number in writing. Contact 8748 0535.BEST FOR: a Basic-tier whole-flat repaint where the add-on list will decide it, since its $639 3-room sits $1 above Best Painting SG and $10 below Budget Painting SG.
Basic Nippon Matex packages from $589 for a 2-room and $639 for a 3-room, with paint, prep, protection and cleanup included; sealer extra at $140 to $340 for a whole house. Price list dated October 2026, no end date published.
Publishes three HDB tiers and a condo table priced by floor area, which is the format that actually matches how condo units differ. HDB Basic, using Nippon Paint Matex, starts at $600: 2-room $600, 3-room $700, 4-room $900, 5-room $1,100, executive or 3Gen $1,300 and maisonette $1,600. The Enhanced tier with Vinilex 5000 runs $750 / $900 / $1,200 / $1,400 / $1,600 / $1,900, and Premium runs $900 / $1,100 / $1,500 / $1,700 / $1,900 / $2,200. Condo painting starts at $950 for a unit below 999 sq ft, $1,150 for 1,000 to 1,199 sq ft and $1,350 for 1,200 to 1,399 sq ft. What lifts it above the cheaper names is what the quote covers and what it says about the bill: 5 Star states that pricing is all-inclusive across labour, genuine Nippon Paint, furniture protection, professional drop sheets and post-job cleanup, with no hidden fees and no GST surprises, and assigns a project manager to each job. Sealer is the exception: its add-on list prices primer/sealer from $250 for a whole flat, plus $60 per door and frame, $50 per toilet pipe and $80 for the main gate, so a sealer-in Basic 3-room starts at about $950. The warranty is 1 year, covering natural peeling and mouldy surfaces after painting. Unlike most of this market it is contactable at normal human hours, listing 9am to 10pm seven days a week, from 1 Commonwealth Lane, on 8161 2390. Best for: a condo, where per-square-foot pricing is fairer than a flat-type table, and for anyone who wants one contact point rather than a WhatsApp number.
HDB from $600 and condo from $950, quoted all-inclusive with no GST added, plus a 1-year warranty on natural peeling and mould. No end date published.
Its published HDB rates are 3-room from $700, 4-room from $850, 5-room from $1,000, executive from $1,100 and maisonette from $1,250, with a condo ladder of 1-bedroom from $700, 2-bedroom $850, 3-bedroom $1,200, 4-bedroom $1,400, 5-bedroom $1,600 and 5-room executive $1,800. Under both tables sits the sentence that decides whether those numbers mean anything: includes labour and transport only. So unlike almost every other rate card in this guide, the paint is not in the price at all, which makes a straight comparison against Best Painting SG's $638 all-in 3-room misleading in FixinGuru's disfavour rather than its favour. Elsewhere on the same page the company describes its full painting solution as surface preparation, furniture protection, premium Nippon Paint or Dulux materials, two coats, complete cleanup and a 2-year warranty with free touch-ups within the agreed period, and its own FAQ block quotes a completely different set of figures: 3-room $800 to $1,200, 4-room $1,200 to $1,800 and 5-room $1,800 to $2,500 including materials. The rate table is also stamped price last updated Oct 2025, nearly a year old at the time of writing. The 2-year warranty and the free-touch-up promise are genuinely good, and FixinGuru is a general handyman firm rather than a painting-only outfit, so it is the sensible call if the repaint is bundled with drilling, carpentry or a door repair. Ask for one all-in figure covering labour, transport and paint before comparing it with anyone else. Contact 8797 9735. Best for: a repaint that is part of a wider handyman job, and anyone who wants a touch-up promise in writing.
2-year workmanship warranty with free touch-ups within the agreed period. Published rates (3-room from $700) cover labour and transport only, and the table is dated Oct 2025, so ask for an all-in figure.
WHAT CHANGED: Until our 10 October check this was the cheapest verified whole-flat price in the guide, from a 2026 package poster listing Nippon Matex at $480 for a 2-room, $580 for a 3-room and $680 for a 4-room, excluding sealer, doors and pipes. On 22 October the company rewrote that page, which is still titled Price List [2026 Updated], and the poster is gone. The page now carries new paint posters and no package prices at all.WHAT IT SELLS NOW: the new artwork pushes Gush Care, a humidity-regulating interior paint it pitches against anti-mould paint and sealer, Gush Cool Ultra X, a one-coat exterior paint and sealer shown with a 10-year warranty, and heat-reflective exterior paint for landed homes. The page itself now promises a 3-year warranty, while its HDB painting page still says 2 years, lists 1 coat of sealer and 2 coats of paint in its process, and claims over $800 in cash savings on Nippon Paint packages without printing a price.FINE PRINT: ask which warranty length applies and whether sealer is inside the quote, and get both on the quotation. If you saw the $580 3-room figure, ask for it by name; nothing on the site still commits the company to it.CONTACT: 6522 7803 or 9843 3982, office at 7 Elias Green #06-03, free site assessment.BEST FOR: a landed exterior or a mould-prone flat where you want Gush's heat-reflective or humidity-regulating systems rather than a fixed-price package.
No package prices published since 22 October: the promotions page now sells Gush Care and Gush Cool Ultra X paints with a 3-year warranty and a free site assessment. Ask for a written quote.
The most expensive option here by a wide margin, and the only one where the paint manufacturer, not a contractor, carries the warranty. Four packages, each across six flat types, all currently below their usual price. Anti-Mould: studio or 2-room $1,000 (U.P. $1,450), 3-room $1,350 (U.P. $1,800), 4-room $1,650 (U.P. $2,100), 5-room $1,850 (U.P. $2,300), 5-room executive $2,050 (U.P. $2,400), executive maisonette from $2,200 (U.P. from $2,600). Washable runs $1,200 / $1,550 / $1,850 / $2,050 / $2,250 / from $2,400, Odour-less $1,350 / $1,700 / $2,050 / $2,250 / $2,500 / from $2,650 and Premium $1,500 / $1,850 / $2,200 / $2,400 / $2,650 / from $2,800. Every package includes 2 coats of topcoat in up to 4 colours, a Matex white ceiling, mechanical wall sanding, furniture protection and reinstatement, a free wall inspection and a 12-month warranty, with 0% interest instalments over 6 or 12 months on selected credit cards at a $500 minimum, advertised from $111 a month. The campaign on its microsite changed in October. The new banner (uploaded 8 October) values the free gifts at over $1,300, down from over $1,800, made up of a $250 additional cash discount on whole-house painting inclusive of sealer, a $150 digital colour preview limited to 3 elevations per household, and an upgrade to Anti-Mould Ceiling White for the whole-house ceiling worth over $380, plus 15% off its 5-step 2-day mould treatment and a $200 top-up for the Momento limewash effect on a single wall under 80 sq ft. The $560 bathroom-ceiling fungicidal treatment, the separately valued wall sanding and the $45 Selleys referral gift have dropped off the banner (mechanical sanding is still listed as free with every package). The old 15 October completion deadline has gone too, and no new end date is printed, so get the gift list written into the quotation. Two exclusions to price in: the package does not include sealer or kitchen wall painting, and sealer on a 3-room is $430 with Odour-less Ultra 5102 or $490 with the Vinilex 5170 oil-based or Expresskote water-based options, rising to $570 and $620 on a 4-room or 5-room. Other add-ons: door and frame $80, storeroom door $120, main gate $120, pipes $50 a bathroom, an extra colour $50, kitchen walls from $150, mould treatment from $280, wallpaper removal from $280 and patching from $80. A la carte is $450 a single room and $900 for a living room. Packages assume a ceiling height not exceeding 2.6m, and payment is cash, PayNow or a Singapore-issued Visa or Mastercard. Landed work is quoted separately: interior from $2,800 to $4,100 standard, exterior Weatherbond from $2,980 for an inter-terrace to $5,980 for a bungalow, with a 5-year exterior warranty. Call 6319 7222. Best for: a mould-prone flat, a landed exterior, or anyone who would rather chase a manufacturer than a contractor if the paint fails.
Free gifts worth over $1,300, including a $250 cash discount on whole-house painting with sealer, a $150 digital colour preview and an Anti-Mould Ceiling White upgrade worth $380+, plus 15% off mould treatment. Still on the microsite on 2 Nov 2026 with no end date printed, so confirm the gifts on the quote.
| Company | 3-room HDB from | 4-room HDB from | Sealer in that price? | Workmanship warranty |
|---|---|---|---|---|
| Best Painting SG | $638 | $688 | No, quoted on request | Not published |
| Singapore Painting Service | $639 | $689 | No. +$40 a room, $140-$340 whole house | Not published |
| Budget Painting SG | $649 | $699 | No. +$50 a room, $150-$350 whole house | Not published |
| 5 Star Painting | $700 | $900 | No. Sealer from $250 a whole flat | 1 year |
| FixinGuru | $700 | $850 | No. Rate covers labour and transport only | 2 years |
| Pico X Painting | $765 | $950 | Yes, sealer on every wall | 5 years |
| Painting.com.sg (Paintland) | Quote only since 22 Oct (was $580) | Quote only (was $680) | Old poster: no. HDB page now lists 1 sealer coat | 2 years (HDB page), 3 years (promotions page) |
| Nippon Paint PPS | $1,350 (Anti-Mould, U.P. $1,800) | $1,650 (U.P. $2,100) | No. +$430 to $490 on a 3-room | 12 months interior, 5 years exterior |
Every company in this guide leads with a whole-flat number, and those numbers look close enough to choose between: $638, $639, $649, $700, $765. They are not comparable, because each one draws the line in a different place.
The line that moves most is sealer, the primer coat that goes under the topcoat to block stains, improve adhesion and stop new paint lifting off old plaster. Five of the eight exclude it from the headline, one includes it, one excludes the paint itself, and one no longer publishes a headline at all:
Every price, warranty, exclusion and add-on above was read on 21 September 2026, and re-checked on 25 September, 10 October and 23 October 2026, off the company's own website, price list, quotation system or package poster, never off an aggregator or another roundup. Where a company publishes the same price in two places, both figures are given and the disagreement is named rather than smoothed over. Nippon Paint's package prices, sealer table, add-on list and campaign terms came from its Professional Painting Service microsite, including the October campaign artwork, which prints no end date. Painting.com.sg's grid was read off the 2026 package poster on its promotions page; by 23 October that page (modified 22 October) carried new paint posters and no prices, so its old figures appear only as history. Singapore Painting Service's price-list page is now stamped prices last updated October 2026. FixinGuru's rate card carries its own stamp, price last updated Oct 2025. None of the eight publishes an end date for its standard package pricing, and Nippon Paint's October campaign dropped its old 15 October deadline, so no offer in this guide is dated and prices can move at any time. Cover photo: Best Painting SG official project photo.
Using the cheapest verified package at each rung, before sealer: a 2-room runs $588 to $600, a 3-room $638 to $765, a 4-room $688 to $950, a 5-room $888 to $1,150, an executive flat $988 to $1,450 and a maisonette $1,238 to $1,600. Upgrading from a basic matt emulsion to an odour-less or easy-wash grade adds roughly $300 to $700 on a 4-room across every company here, and that upgrade is worth more than the brand name on the van if anyone in the flat has asthma or the unit cannot be aired out for two days.
Ranges rather than single numbers are the honest answer for one more reason: wall condition. Patching, plastering, spalling concrete and wallpaper removal are quoted after a site visit at every company on this list, and all eight offer a free assessment (Best Painting SG does HDB flats by video and visits condos and landed homes in person). Book two of them on the same evening and you will learn more about your walls than any price list can tell you.
Between $688 and $2,200 depending on the paint grade and who you hire, and the gap is mostly about what is left out of the number. The cheapest published 4-room package we can verify at source is Best Painting SG's $688 with Nippon Matex, with Singapore Painting Service at $689 (its price-list page now matches its homepage) and Budget Painting SG at $699. Painting.com.sg used to publish $680 but took its package prices down on 22 October. Above that sit 5 Star Painting at $900, FixinGuru at $850 for labour and transport only, and Pico X at $950 with sealer included. Nippon Paint's own Professional Painting Service is the most expensive by a distance: $1,650 for the Anti-Mould package against a $2,100 usual price, $1,850 Washable, $2,050 Odour-less and $2,200 Premium. Before you compare those numbers, check three things: whether sealer is inside the price (usually not), whether the ceiling is included (it is at most of them), and whether the quote assumes a ceiling height under 2.6m, which is the cut-off written into Nippon Paint's terms.
Sealer is a primer coat that goes on the wall before the topcoat, to block stains, improve adhesion and stop the new paint lifting off old or powdery plaster. Almost every company on this list quotes it as an extra, which is why headline prices look closer together than the final bills are. Nippon Paint states it plainly in its package terms: the package does not include sealer or kitchen wall painting. Its own sealer price list then charges $390 for a studio or 2-room, $430 for a 3-room, $570 for a 4-room, 5-room or 5-room executive and $650 for a maisonette using Odour-less Ultra 5102, or $450, $490, $620 and $700 respectively for the Vinilex 5170 oil-based or Expresskote water-based sealers. Painting.com.sg's old 2026 poster excluded sealer, doors and pipes, but its HDB page now lists 1 coat of sealer in its process and it no longer publishes package prices, so ask which applies. Budget Painting SG charges $50 for one room or $150 to $350 for a whole house, and Singapore Painting Service $40 a room or $140 to $340 whole house. 5 Star Painting lists primer/sealer from $250 for a whole flat. Only Pico X Painting includes it in the headline, saying every quote carries a sealer coat under the topcoat on every wall. Whether you need it depends on the wall: on a BTO handover or a flat repainted in the last few years you can often skip it, but on an older resale unit with patched plaster, water stains or chalky surfaces, skipping it is the main reason a fresh coat starts peeling within a year.
Pico X Painting, with a 5-year peeling and workmanship warranty on interior repaints, which is unusual in this market and is attached to a price that starts at $765 for a 3-room HDB. FixinGuru publishes 2 years, and Painting.com.sg says 2 years on its HDB page and 3 years on its promotions page, so get the number in writing. 5 Star Painting gives 1 year, and says it covers natural peeling and mouldy surfaces after painting. Nippon Paint gives 12 months on interior painting, and its terms narrow that to natural paint peeling and discolouration on walls painted with its recommended system; its landed exterior packages carry a much longer 5 years. Best Painting SG, Budget Painting SG and Singapore Painting Service each run a Guarantee page but do not publish a length anywhere we could find, which is worth noticing given that Singapore Painting Service's own advice page tells readers a reputable painter should offer a 1 to 5 year warranty. One thing no warranty on this list covers: damage from a leak, spalling concrete or rising damp behind the wall. Fix the water first, or you are paying to repaint the same patch.
It depends on whether you want a brand to be accountable, because on price alone it is not close. Nippon Paint's cheapest 3-room package is $1,350 against $638 at Best Painting SG, and adding the sealer its terms exclude takes the 3-room to roughly $1,780 to $1,840, which is about its own $1,800 usual price. What the money buys is a documented system: 2 coats of topcoat in up to 4 colours, a Matex white ceiling, mechanical wall sanding, furniture protection and reinstatement, a free wall inspection, certified applicators and a 12-month warranty. It also offers 0% interest instalments over 6 or 12 months on selected credit cards with a $500 minimum spend, which it advertises as from $111 a month. There is a live campaign attached, refreshed in October: free gifts the brand values at over $1,300, made up of a $250 additional cash discount on whole-house painting inclusive of sealer, a digital colour preview worth $150 limited to 3 elevations, and an upgrade to Anti-Mould Ceiling White worth over $380, plus 15% off its 5-step mould treatment. The earlier 15 October completion deadline has been dropped and no new end date is printed, so get the gift list written into the quotation. Two smaller terms to note: the packages assume a ceiling height not exceeding 2.6m, and payment is cash, PayNow or a Visa or Mastercard credit card issued in Singapore.
Some do and some are not GST-registered at all, and two companies here say so outright rather than leaving you to ask. Budget Painting SG puts it in capitals on its own price list: it does not charge GST, so the figure shown is final. Since October, though, a cost calculator on the same page footnotes that package prices do not include GST, so get the no-GST line on the quotation itself. 5 Star Painting makes the same promise in different words, saying its all-inclusive quote has no hidden fees and no GST surprises, and that labour, genuine Nippon Paint, furniture protection, cleanup and the 1-year warranty are all covered. The rest publish package prices without saying either way, which in practice usually means a small contractor under the $1 million registration threshold, but it is not a safe assumption on a $2,000 landed job. Ask one question before you compare two quotes that look $50 apart: is this figure nett. On a $1,650 4-room package, 9% is $148.50, which is more than the gap between most of the companies on this list.
