Eight Singapore painting companies publish a whole-flat price, and the cheapest 3-room number on the list is $549. It is also the one figure we could not get two pages of the same website to agree on. Painting.com.sg's 2026 package poster is the cheapest we can verify end to end: $480 for a 2-room in Nippon Matex, $580 for a 3-room, $680 for a 4-room, with a 2-year warranty. But 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, warranty and exclusion below was read off each company's own site on 21 September 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 whole flat is Painting.com.sg at $480 (2-room) and $580 (3-room) with a 2-year warranty. Only Pico X ($765 for a 3-room) puts sealer inside the headline. Nippon Paint's $1,800 free-gift bundle needs the job finished by 15 Oct 2026.
Its 2026 package poster is the most complete rate card in this guide and the cheapest at almost every rung: five paint grades across six flat types, starting with Nippon Matex at $480 for a 2-room, $580 for a 3-room, $680 for a 4-room, $980 for a 5-room, $1,080 for an executive flat and $1,280 for a maisonette. Vinilex 5000 runs $580 / $680 / $780 / $980 / $1,180 / $1,380. The Odour-less Medifresh tier is $880 / $980 / $1,180 / $1,280 / $1,480 / $1,880, and Odour-less Ultra Durable $980 / $1,180 / $1,380 / $1,480 / $1,580 / $2,080. Landed work is quoted nett: interior from $2,500 for an inter-terrace, $3,000 corner terrace, $3,500 semi-detached and $4,000 detached, with exterior on the same ladder up to $4,500. The poster's footnotes are the part worth reading twice. All stated pricing includes walls and ceiling, and all stated pricing excludes sealer, doors and pipes, so the $580 3-room is walls and ceiling only. On the same poster it prints 2 years warranty, free on-site survey, insurance and its ACRA number, 53230884X, which is more disclosure than most of this market offers. The promotions page also says it matches all quotes, and claims 24 to 48 hour turnaround. One inconsistency to be aware of: the company's own 2026 blog guide quotes a 2-room at $700 to $1,000 and a 4-room at $1,000 to $1,600, which are market ranges rather than its own package prices, and they sit well above the poster. Quote from the poster, not the blog. Contact 6522 7803 or 9843 3982; office at 7 Elias Green #06-03. Best for: anyone who wants the lowest verified number with a warranty attached, and who will add sealer as a line item.
2026 packages from $480 for a 2-room and $580 for a 3-room in Nippon Matex, with 2 years warranty, insurance and a free on-site survey. No end date published, and the page says it will match other quotes.
Prices a 3-room HDB from $765, a 4-room from $950, a 5-room from $1,150, an executive from $1,450 and a 4-room BTO from $850, 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: Painting.com.sg's $580 3-room plus a mid-grade sealer lands close to 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. 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. No end date published.
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. On a $1,349 job that sentence is worth $121, and it is the single easiest thing to get wrong when comparing a small contractor against a GST-registered one. 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: anyone comparing quotes where one contractor is GST-registered and the other is not, because this is the one that removes the question.
No GST charged, so the listed price is final: 2-room $599, 3-room $649, 4-room $699 with Nippon Matex, labour, paint, delivery, cleanup and furniture shifting included. No end date published.
Its price-list page advertises the cheapest numbers anyone here publishes: 2-room $399, 3-room $549, 4-room $699, 5-room $899, executive apartment $999 and executive maisonettes $1,449. Its homepage package table, on the same website, prices the Basic Nippon Matex tier at $270 a room and the same flats at 2-room $589, 3-room $639, 4-room $689, 5-room $889, executive apartment $989 and executive maisonette $1,239. That is a $190 gap on the 2-room and a $90 gap on the 3-room in the company's favour, and a $210 gap the other way on the maisonette, where the price-list page is the dearer of the two. Neither page is marked as superseded and neither carries a date. Treat the $399 and $549 as a quote to ask for by name, not a price you can assume, and get whichever figure you are given written into the quotation before any deposit. The rest of the ladder is conventional: Standard Vinilex 5000 at $310 a room, Superior Nippon Odourless at $390 a room, and Luxury Nippon Odourless EasyWash at $440 a room, topping out at $1,850 for a maisonette. Sealer is $40 for one room or $140 to $340 for a whole house. Quoted prices include labour, paint, delivery, cleanup and shifting furniture back. It says on its site that it provides warranties but never states a length, while its own buying-advice page tells readers a reputable painter should offer 1 to 5 years. Contact 8748 0535. Best for: price-first shoppers who will do the work of pinning the number down in writing.
Price-list page advertises 2-room $399 and 3-room $549; its own homepage table prices the same Basic tier at $589 and $639. Ask for the lower figure in writing. 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. 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 Painting.com.sg's $580 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.
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 is substantial: free gifts the brand values at 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, fungicidal treatment for 2 bathroom ceilings worth $560, mechanical wall sanding worth a minimum of $380, an upgrade to Anti-Mould Ceiling White worth over $380, and a $45 Selleys gift box for referring a friend, 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 deadline is the thing to diarise: painting must be scheduled for completion on or before 15 October 2026, so a late booking will not qualify. 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 $1,800, including a $250 cash discount, a $150 digital colour preview, fungicidal treatment for 2 bathroom ceilings worth $560 and mechanical wall sanding worth $380+. Painting must be scheduled for completion on or before 15 Oct 2026.
Valid till 15 Oct 2026
| Company | 3-room HDB from | 4-room HDB from | Sealer in that price? | Workmanship warranty |
|---|---|---|---|---|
| Painting.com.sg (Paintland) | $580 (Nippon Matex) | $680 | No. Poster excludes sealer, doors and pipes | 2 years |
| Best Painting SG | $638 | $688 | No, quoted on request | Not published |
| Singapore Painting Service | $549 on its price list, $639 on its homepage | $699 / $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 | Not itemised; quote billed as all-inclusive | 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 |
| 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: $580, $638, $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 does not itemise it, and one excludes the paint itself:
Every price, warranty, exclusion and add-on above was read on 21 September 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 completion deadline printed in the campaign artwork's footnote. Painting.com.sg's grid was read off the 2026 package poster on its promotions page. 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, so the only dated offer in this guide is Nippon Paint's, 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 $480 to $600, a 3-room $549 to $765, a 4-room $680 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 on-site survey. Book two of them on the same evening and you will learn more about your walls than any price list can tell you.
Between $680 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 Painting.com.sg's $680 with Nippon Matex, rising to $780 with Vinilex 5000, $1,180 with Odour-less Medifresh and $1,380 with Odour-less Ultra Durable. Best Painting SG is $688, Singapore Painting Service $689 on its homepage table and $699 on its price-list page, and Budget Painting SG $699. 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 2026 poster says all stated prices exclude sealer, doors and pipes. 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. 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. Painting.com.sg and FixinGuru both publish 2 years. 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 $580 at Painting.com.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: free gifts the brand values at over $1,800, 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, fungicidal treatment for 2 bathroom ceilings worth $560, mechanical wall sanding worth a minimum of $380, an upgrade to Anti-Mould Ceiling White worth over $380, and a $45 Selleys gift box for a referral. The catch is the deadline: the painting must be scheduled for completion on or before 15 October 2026, not merely booked by then. 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. 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.
