KL & Selangor Renovation Pricing Study 2026: 70 Quotes for the Same House
Between September and early October 2026, we asked Klang Valley contractors to price the same jobs on the same house: a 20 × 70 ft double-storey terrace in Petaling Jaya, with every room size, quantity and material fixed in advance. This page reports the 70 complete quotes we received across seven trades, ten per trade, as medians and ranges.
Because every contractor priced identical work, the gaps you see are differences between contractors, not differences in scope. That makes these figures more useful for checking a real quote than a typical "from RMx" price guide. The full anonymised dataset is free to download and cite.
Holding a quote that looks too high or too low? Compare it with the medians below, then send us a few photos and your scope if you'd like a second opinion.
6 Findings From 70 Contractor Quotes for the Same House
Ten contractors per trade priced the same written scope. The medians are useful, but the spread between the cheapest and dearest quote for identical work is often the bigger story.
Same cabinets, 2.5× price gap
Ten quotes for the same 10 ft run of melamine base cabinets ranged from RM2,000 to RM5,000. Plywood with HPL laminate was the most consistent material, with only a 1.3× gap.
Wall cabinets aren't much cheaper per foot
They're half as deep, yet the median wall-cabinet rate was within about 10% of the base rate for every material. For aluminium it was slightly higher (RM536 vs RM525/ft).
A 40 sq ft bathroom: RM10,150
That's roughly RM254 per square foot of floor. The median wall-tiling amount was equivalent to about a third of the median total quote, because the walls have almost five times the floor's area.
None of the 10 offered a flood test
Not one of the 10 bathroom contractors included a 24-hour flood test before tiling in their quote. It's the simplest way to check waterproofing before tiles cover it, so it's worth asking for by name.
Removing old tiles costs 75% of laying new ones
On a 500 sq ft floor, hacking and disposal had a median of RM3,700 against RM4,900 for installation. The tiles themselves were barely a fifth of the bill.
0 of 15 would price an extension unseen
Every other trade priced from the written scope. Not one of the 15 contractors we asked about a small rear extension would give a figure without a site visit.
A Fixed Scope, Not a Typical-Price Survey
We did not ask what renovation “usually costs.” We gave contractors the same house, dimensions, materials and written scope, then compared their quoted prices.
Published 8 October 2026 · Data collected September–October 2026
For journalists and publishers: These findings may be quoted or reproduced with attribution to My Reno Service, KL & Selangor Renovation Pricing Study 2026 and a link to this page.
Four Findings Worth Seeing at a Glance
Each chart uses the same anonymised quotes available in the CSV.
RM2,000 → RM5,000
Same 10 ft melamine base-cabinet specification. The RM3,000 spread exceeded the RM1,350 difference between the median melamine and aluminium cabinet totals.
Source: My Reno Service, KL & Selangor Renovation Pricing Study 2026
Base-cabinet quote ranges by material
10 ft run; each bar shows lowest to highest quote, with the dot marking the median.
Range Median
Source: My Reno Service, KL & Selangor Renovation Pricing Study 2026
Lowest, median and highest quote by trade
Comparable fixed-scope job totals. Painting is shown as its 1,205 sq ft job total and ceiling as 192 sq ft flat-ceiling total.
Range Median
Source: My Reno Service, KL & Selangor Renovation Pricing Study 2026
Median Bathroom Pricing by Component
Component medians are compared with the median RM10,150 total. They describe the sample, not one contractor's quote; “other work” combines waterproofing, floor tiling and smaller items.
RM3,370Hacking + disposal
RM2,350Fittings
RM1,225Install
RM675Other work
RM2,530
Source: My Reno Service, KL & Selangor Renovation Pricing Study 2026
Electrical price per point
Median price for a new concealed point, including chasing and patching.
Source: My Reno Service, KL & Selangor Renovation Pricing Study 2026
Median Renovation Quotes in KL & Selangor, 2026
The middle value of 10 quotes per trade, so one unusually high or low quote can't drag it around. All figures are in RM, before SST. For a rough figure on your own project, try our renovation cost calculator.
| Trade and scope | Median | Lowest–highest |
|---|---|---|
| Kitchen cabinets, 10 ft base + 7 ft wall (plywood, HPL laminate) | RM8,300 | RM7,300–10,400 |
| Bathroom, 5 × 8 ft, full re-tile and new fittings | RM10,150 | RM8,300–12,700 |
| Floor tiling, 500 sq ft incl. hacking and skirting | RM12,375 | RM10,750–15,000 |
| Painting, 1,205 sq ft of wall, two coats | RM1.95/sq ft (≈RM2,350) | RM1.70–2.30/sq ft |
| Electrical, 21 new concealed points | RM3,005 | RM2,410–3,870 |
| Plumbing, 3 new points, 10 m pipe, 5 installations | RM3,920 | RM2,450–5,050 |
| Plaster ceiling, 192 sq ft flat gypsum | RM6.00/sq ft (≈RM1,150) | RM5.00–7.00/sq ft |
| Rear extension, 10 × 8 ft | No price given | 0 of 15 quoted without a site visit |
These are indicative quotes collected in September and early October 2026 from a written scope, without a site visit. Final prices usually move once a contractor sees the property. We don't add the trades into one whole-house figure, because the scopes overlap in places (the kitchen sink connection appears under both kitchen and plumbing) and the kitchen figures cover cabinets only.
Every Quote Priced the Same 20 × 70 ft Terrace House
Price guides usually compare quotes for different jobs. Here, every contractor priced the same hypothetical home, so their quotes can be compared directly.
| Detail | Reference house |
|---|---|
| Property | Double-storey intermediate terrace, 20 × 70 ft lot |
| Built-up area | About 1,680 sq ft, 4 bedrooms, 3 bathrooms, 9 ft ceilings |
| Age and condition | Around 20 years old, original finishes, no known structural, water or termite damage |
| Location | Petaling Jaya, Selangor, on a normal residential road with no strata rules |
| During works | Vacant, normal daytime working hours |
| Standard | Mid-range materials, with fixed allowances for tiles and fittings so material choice doesn't skew the labour price |
Kitchen Cabinets in KL & Selangor Cost a Median RM500 per Foot in Plywood
A 10 ft straight run of base cabinets with one 3-drawer unit, plus 7 ft of wall cabinets with a 3 ft gap for the cooker hood. Soft-close hinges and runners throughout. In plywood, the median was RM5,000 for the base run and RM3,350 for the wall run.
| Material | Base cabinets, 10 ft | Wall cabinets, 7 ft |
|---|---|---|
| Melamine (18 mm MFC) | RM3,900 (RM390/ft) RM2,000–5,000 | RM2,450 (RM350/ft) RM1,500–2,600 |
| Plywood, HPL laminate doors | RM5,000 (RM500/ft) RM4,500–6,000 | RM3,350 (RM479/ft) RM2,800–4,400 |
| Aluminium system | RM5,250 (RM525/ft) RM4,000–7,000 | RM3,750 (RM536/ft) RM2,900–4,700 |
| Plywood, PU finish (upgrade) | RM8,100 (RM810/ft) RM6,500–10,500 | RM5,350 (RM764/ft) RM3,800–6,900 |
Added together, the full 17 ft of cabinets came to a median of RM6,450 in melamine, RM8,300 in plywood with HPL laminate, RM9,000 in aluminium and RM13,650 with a PU finish. Aluminium cost only about 5% more than laminated plywood for the base run, a narrower gap than many homeowners expect. A PU finish added around 60%.
Price per foot is worked out from each contractor's own figures (base ÷ 10, wall ÷ 7) and then the median is taken, never by dividing a combined total. Countertop, backsplash, sink and tap aren't included because too few contractors priced them separately. Our kitchen cabinet price per foot guide explains how linear-foot quotes work, and aluminium vs wood cabinets covers the trade-offs behind the material choice.
Melamine Cabinet Quotes Varied 2.5× for the Same Kitchen
The RM3,000 gap between the cheapest and dearest melamine quote was bigger than the RM1,350 difference between the median melamine and median aluminium totals. That is what this fixed scope makes visible: the variation between quotes can exceed a material upgrade.
A Small Bathroom Renovation in the Klang Valley Costs a Median RM10,150
All floor and wall tiles hacked out. Cementitious waterproofing on the floor, a 300 mm upstand and 1.8 m on the shower walls. New anti-slip floor tiles, full-height wall tiles and new fittings in the same positions. The median quote was RM10,150 before SST.
| Item | Median | Lowest–highest |
|---|---|---|
| Total as quoted, before SST | RM10,150 | RM8,300–12,700 |
| Hacking, floor | RM5/sq ft | RM4–6 |
| Hacking, walls | RM7/sq ft | RM6–8 |
| Debris disposal | RM850 | RM500–1,200 |
| Waterproofing | RM12/sq ft | RM10–15 |
| Floor tiling, supply + install (RM6/sq ft tile allowance) | RM21/sq ft | RM18–25 |
| Wall tiling, supply + install (RM5/sq ft tile allowance) | RM18/sq ft | RM16–22 |
| Sanitary fittings supply (RM1,150 allowance given) | RM1,225 | RM1,100–1,400 |
| Fittings installation + reconnection | RM675 | RM500–900 |
| 24-hour flood test | Not offered by any of the 10 contractors | |
Removing the old finishes is a real line item. Hacking plus disposal worked out to around RM2,350, close to a quarter of the median quote, before any new work begins. Wall tiling was the single biggest item at roughly RM3,370 for 187 sq ft. Seven of the 10 contractors priced the fittings above the RM1,150 allowance we gave them, so a fittings budget often ends up higher than planned.
None of the 10 contractors included a flood test. Filling the floor with water for 24 hours before tiling shows whether the waterproofing holds while it's still easy to fix. If your quote doesn't mention it, ask. Our bathroom waterproofing cost guide explains what a proper system involves.
The Median Wall-Tiling Amount Equals a Third of the Median Bathroom Total
A 40 sq ft bathroom has about 187 sq ft of wall to hack, waterproof in places and re-tile. That's why the cost per square foot of floor (around RM254) looks so high next to the rest of the house.
Floor Re-Tiling Costs About RM24.75 per sq ft All-In, Including Hacking
Living room, dining area, ground-floor bedroom and hallway. Old ceramic tiles hacked out, 600 × 600 porcelain laid straight with C2 adhesive, and about 104 ft of matching 100 mm tile skirting. The median came to RM12,375, or about RM24.75 per sq ft all-in.
| Item | Median | Lowest–highest |
|---|---|---|
| Hacking + debris disposal | RM3,700 (RM7.40/sq ft) | RM3,000–4,700 |
| Tile supply, 550 sq ft incl. 10% wastage | RM2,750 (allowance) | — |
| Installation incl. adhesive + grout | RM4,900 (RM9.80/sq ft) | RM3,900–6,500 |
| Tile skirting, 104 ft | RM875 (RM8.40/ft) | RM650–1,150 |
| Total | RM12,375 | RM10,750–15,000 |
A RM5/sq ft tile ends up costing around RM25/sq ft once it's on the floor. Hacking is the part most homeowners leave out of their budget, and it came to about three quarters of the installation cost. If you're comparing finishes, our floor tiles guide covers the main options. Totals here are the sum of each contractor's line items.
Interior Painting Costs a Median RM1.95 per sq ft of Wall
About 1,205 sq ft of previously painted wall at 9 ft high, with minor filling and sanding, then two coats of Nippon Paint Vinilex 5000 in off-white. The median all-in rate was RM1.95 per sq ft of wall, about RM2,350 for the job.
| Item (per sq ft of wall) | Median | Lowest–highest |
|---|---|---|
| Surface preparation | RM0.65 | RM0.50–0.80 |
| Two coats, paint + labour | RM1.30 | RM1.10–1.50 |
| All-in | RM1.95 (≈RM2,350) | RM1.70–2.30 |
| Labour only, whole job | RM1.45 | RM1.00–1.90 |
| Sealer coat | Not priced separately by any of the 10 painters | |
Labour made up around three quarters of the median price, so choosing a cheaper paint saves less than it seems. None of the painters priced the sealer coat on its own line, which makes it hard to tell whether it's included. On older walls, it's worth asking directly.
A New Electrical Point Costs RM115–245, Depending on Type
21 new concealed points: 6 sockets, 8 lights, 3 ceiling fans, 2 air-cond and 2 water heater points, with chasing and patching included and the existing DB assumed to have spare ways. The median for the whole set was RM3,005.
| Point type | Median per point | Lowest–highest |
|---|---|---|
| 13A socket | RM135 | RM110–180 |
| Lighting | RM115 | RM90–150 |
| Ceiling fan | RM120 | RM90–150 |
| Air-cond | RM245 | RM200–300 |
| Water heater | RM235 | RM180–300 |
| All 21 points | RM3,005 | RM2,410–3,870 |
| DB replacement (optional, 7 of 10 priced it) | RM1,000 | RM700–1,600 |
Air-cond and water heater points cost about twice as much as a lighting point, because each needs a heavier cable and its own circuit. So the number of those points moves the bill more than the total point count. Spare DB ways don't prove the supply can take the extra load, which is why a qualified electrician should check before any work starts. See our electrical services page for what that check involves.
A New Water Point Costs a Median RM465, and Basin Installation Costs More Than a WC
Three new cold-water points, 10 m of exposed pipe replaced in PPR, two WCs, two basins with taps and one kitchen sink connected. The owner supplies the fittings, so this is mostly labour. The median came to RM3,920.
| Item | Median | Lowest–highest |
|---|---|---|
| New cold-water point (each) | RM465 | RM350–550 |
| Exposed pipe replacement, 10 m | RM775 | RM500–1,000 |
| WC installation (each) | RM290 | RM150–400 |
| Basin + tap installation (each) | RM400 | RM200–550 |
| Kitchen sink connection | RM365 | RM200–500 |
| Total | RM3,920 | RM2,450–5,050 |
Installing a basin and tap cost more than installing a WC at the median (RM400 vs RM290), which surprises most people. All 10 plumbers specified PPR pipe. Totals are the sum of each plumber's line items. Our bathroom plumbing guide explains what goes into a reconnection.
An L-Box Adds 54% to the Cost of a Flat Plaster Ceiling
Just 28 ft of L-box added a median of RM625 to a RM1,152 flat ceiling. Decorative extras like this are priced per foot and add up quickly.
Plaster Ceiling Costs a Median RM6 per sq ft in KL & Selangor
192 sq ft of flat gypsum plasterboard on standard metal framing, jointed and sanded ready for paint. Painting and lighting excluded. The median was RM6.00 per sq ft.
| Item | Median | Lowest–highest |
|---|---|---|
| Flat ceiling, supply + install | RM6.00/sq ft (RM1,152) | RM5.00–7.00/sq ft |
| L-box, 28 ft, 12 in wide × 6 in drop (optional) | RM625 (≈RM22/ft) | RM450–800 |
| Ceiling + L-box | RM1,777 | RM1,410–2,048 |
None of the 10 contractors named a board brand or thickness, so it's worth asking before you compare two ceiling quotes. More on finishes and framing in our plaster ceiling guide.
0 of 15 Contractors Would Price a Rear Extension Without a Site Visit
We asked 15 contractors to price a 10 × 8 ft single-storey rear extension with brick walls, an insulated metal deck roof, a tiled floor, one door, one window and basic electrical points. Every one of them said they'd need to see the site first.
That's a sensible answer. Foundations depend on the soil and the existing structure, the rear setback decides how far you can build, and an extension needs council approval and usually an engineer. A contractor who gives a firm extension price over WhatsApp, without seeing the house, is guessing. For a starting point, see the extension and structural ranges in our renovation cost guide, and expect them to change after a site visit.
How We Collected 70 Quotes From 149+ Contractor Contacts
This study measures what contractors quote for a fixed, standardised scope. It doesn't measure what homeowners end up paying.
One house, one written scope per trade
Every room size, quantity and material was fixed before outreach began. Tiles and fittings were given fixed RM allowances so material choice wouldn't skew labour prices.
Contacted like a homeowner would
Contractors based in the Klang Valley were sent the scope by WhatsApp or SMS. They weren't told the enquiry was part of a study, so they priced it as a normal job.
Ten complete quotes per trade
For each trade we kept contacting contractors until 10 had given a complete written price, then stopped. Contractors who didn't reply, replied partly or are still to reply aren't in the data.
Checked, anonymised and summarised
Each quote was checked against the scope, logged under an anonymous ID and summarised as a median and range. My Reno Service didn't quote in its own study.
| Trade | Contractor contacts | Complete quotes used |
|---|---|---|
| Kitchen cabinets | at least 23 | 10 |
| Bathroom | at least 19 | 10 |
| Floor tiling | at least 19 | 10 |
| Painting | at least 16 | 10 |
| Electrical | at least 13 | 10 |
| Plumbing | at least 22 | 10 |
| Plaster ceiling | at least 22 | 10 |
| Rear extension | 15 | 0 (all required a site visit) |
Limitations worth knowing
No site visits
Every price came from a written scope. Final quotes usually change once a contractor inspects the property, and hidden defects aren't included.
A small sample
Ten quotes per trade is a snapshot of the Klang Valley market in late 2026, not a census. We report medians and full ranges so you can see the spread.
Some totals are our sums
Bathroom totals are the contractors' own. For flooring, electrical, plumbing and ceiling, the totals add up each contractor's line items using our quantities. Prices are before SST, which most contractors didn't mention.
Download, Reuse and Cite
The full anonymised dataset (every quote, line by line) is free to download. Journalists, researchers and other sites are welcome to use it with credit.
Suggested citation: My Reno Service (2026), KL & Selangor Renovation Pricing Study 2026, myrenoservice.com/renovation-pricing-study-kl-selangor/
For broader budgeting, see our renovation cost guide, the bathroom renovation cost guide and the kitchen cabinet cost guide, or try the renovation cost calculator for a starting range on your own home. Planning work on a terrace like our reference house? See our double-storey terrace renovation guide, and use our renovation quotation guide to check what a quote should include. You can also browse all our renovation services.
Questions About the Study
How much do kitchen cabinets cost in KL and Selangor in 2026?
For a 10 ft run of base cabinets and 7 ft of wall cabinets, the median quote in our study was RM6,450 in melamine, RM8,300 in plywood with HPL laminate doors, RM9,000 in aluminium and RM13,650 in plywood with a PU finish. Countertop, sink and tap are extra.
What is the kitchen cabinet price per foot in the Klang Valley?
Median base-cabinet rates were RM390 per foot for melamine, RM500 for plywood with HPL laminate, RM525 for aluminium and RM810 for plywood with a PU finish. Wall cabinets came in close behind per foot (RM350, RM479, RM536 and RM764), even though they are half as deep.
How much does it cost to renovate a small bathroom in KL?
For a 5 × 8 ft common bathroom with full re-tiling, waterproofing and new fittings, the 10 quotes ranged from RM8,300 to RM12,700, with a median of RM10,150 before SST. That works out to roughly RM254 per square foot of floor, because the walls carry most of the tiling.
What does floor tiling cost per square foot in Selangor?
Replacing 500 sq ft of old tiles with 600 × 600 porcelain came to a median of RM12,375, or about RM24.75 per sq ft all-in. That includes hacking and disposal (median RM7.40/sq ft), installation (RM9.80/sq ft), a RM5/sq ft tile allowance and tile skirting.
How much do painters charge per square foot in the Klang Valley?
For previously painted interior walls with two coats of Nippon Vinilex 5000, the median all-in rate was RM1.95 per sq ft of wall, including preparation. Labour-only rates had a median of RM1.45 per sq ft.
How much does a new electrical point cost in Malaysia?
Median prices for a new concealed point were RM135 for a 13A socket, RM115 for a lighting point, RM120 for a ceiling fan point, RM245 for an air-cond point and RM235 for a water heater point. Air-cond and water heater points cost about twice as much because they need heavier cable and their own circuit.
What does plaster ceiling cost per square foot?
A flat gypsum plasterboard ceiling on metal framing had a median quote of RM6.00 per sq ft (range RM5.00–7.00). An optional 28 ft L-box added a median of RM625.
Why is there no price for the rear extension?
We contacted 15 contractors about a 10 × 8 ft single-storey rear extension and none would give a price without a site visit. Foundations, drainage, setbacks and council approval all depend on the actual site, so treat any extension price given over WhatsApp as a guess.
Are these prices final quotations?
No. Every figure is an indicative quote given from a written scope without a site visit. Final prices usually change once a contractor inspects the property, and hidden defects found during work are not included.
How were the contractors chosen, and were they told about the study?
We contacted Klang Valley contractors by WhatsApp or SMS as an ordinary homeowner enquiry, without saying it was a study, so they priced it like a normal job. For each trade we kept contacting contractors until we had 10 complete quotes. No contractor is named, and My Reno Service did not quote in its own study.
Can I use or cite this data?
Yes. The anonymised dataset is free to download as a CSV. Please credit "My Reno Service, KL & Selangor Renovation Pricing Study 2026" with a link to this page.
Want a second opinion on your renovation quote?
Send us a few photos, your property type and the quote you've received. We'll help you see where it sits against these figures and what might be missing — whether that's waterproofing, hacking, electrical work or a full renovation.