In our years of experience, we started to realize that there is very little information online for Singaporean home-owners who want to build their dream homes. Home-owners largely depend on word-of-mouth introductions and online forums which can sometimes be misleading.

With land scarcity, a landed home in Singapore, with its associated construction cost, is usually one of the most important investments one would make and should not be taken lightly.

One of the first questions we usually get is, “How much does it cost to build a house? “There is no straightforward answer to this question, as it really depends on the size, complexity, and expectations of the owner. Someone building a house to sell for profit would have completely different expectations from another who is building it as his/her family’s residence for decades to come.

However, with the assistance of registered Quantity Surveyors, we would be able to provide an estimated construction cost, based on unit rate/ sq ft GFA (Gross Floor Area). GFA is broadly defined by URA (Urban Redevelopment Authority), the planning authority of Singapore, as the total covered floor area measured between the centre line of party walls, including the thickness of external walls but excluding voids.

In order to design and build a house, there are two procurement methods:

1. Traditional Procurement
2. Design and Build

We will touch on the differences between these 2 procurement methods another time. For the purpose of this article, we will focus on the Traditional Procurement method.

Which Consultants do you need to engage to build a house?

In a Traditional Procurement method, the Client would need to engage a team of Consultants and a good builder.

This is the team of Consultants required:

1. Architect (Lead Consultant)
   • An Architect designs a building to meet user requirements and complies with local authority requirements. He/ She also advises on the most appropriate form of building contract to be used and administers it.
2. Structural Engineer
   • A Structural Engineer analyses and designs structural components and systems to achieve the design intent, and complies with local authority requirements.
3. Mechanical & Electrical Engineer
   • A Mechanical & Electrical Engineer is responsible for the design of the mechanical and electrical components of services in the building such as elevators, air-conditioning, plumbing, gas and water supply to meet both user requirements and local authority requirements.
4. Quantity Surveyor
   • The Quantity Surveyor is responsible for estimating construction cost, preparing and analyzing costs for tenders and contracts. He/ She also prepares monthly valuation of work done by the builder, for certification by the Architect.

The Architect and other consultants are also responsible for quality, cost control, obtaining authorities’ approval and contract administration. The appointment of a good builder is carried out through a competitive tender process, after detailed design documentation, prepared by the Consultants. The Contractor’s responsibility lies in completing the works, to the Consultants’ specifications.

Process

The process of developing a house can be broadly categorized in 6 stages:

1. Site Investigation
2. Schematic Design
3. Design Development
4. Tender
5. Construction
6. Completion

Site Investigation

Upon appointment of the Consultants, site investigation would need to be carried out:

1. Topography and building survey (for A&A and reconstruction works)
2. Soil Investigation

For A&A and reconstruction works involving buildings which are built before 1991, an asbestos survey would be required. We would recommend that asbestos survey to be completed before the Contractor is engaged, in order to reduce time and uncertainties during the Construction.

Schematic Design

At the onset of the Schematic Design Phase, the Architect would interpret the Client’s brief in terms of spatial, timeline and budgetary requirements, and present a design scheme. The design proposal would consist of proposed floor plans and 3D images, to enable the Client to visualize the space.

Upon approval of the design proposal, the Architect would make a submission to the Urban Redevelopment Authority (URA) of Singapore to obtain Provisional Permission (PP).

After receiving the Provisional Permission (PP) from URA, along with its conditions and requirements, the Architect would make a resubmission to Urban Redevelopment Authority (URA) of Singapore to obtain Written Permission (WP).  The Architect will also submit the building plans to other authorities such as PUB, NEA, LTA, SCDF and Nparks for necessary clearances.

At this stage, the Architect would also work with the other Consultants (Quantity Surveyor, Structural Engineer, and Mechanical and Electrical Engineer) to prepare a preliminary estimate of the construction costs.

Design Development

At the Design Development Phase, the Architect would develop the schematic design to a stage sufficient for the other Consultants to commence their detailed design work.

There would be a lot of coordination work between the Architect and the other Consultants to determine the technical requirements such as sizes of columns, beams and achievable ceiling height.

After obtaining Written Permission (PP), the Architect can then make a submission to Building and Construction Authority (BCA) of Singapore for Building Plans Approval (BP).

Tender

During the tender documentation phase, the Architect and Consultants would prepare and finalize the Client’s requirements, necessary to obtain competitive quotations for the work. This is an essential stage as the Consultants aim to prepare a building contract which will detail expectations on quality and time of delivery.

The Building Contract documents will form the Contract between the Home-owner and the Contractor:

1. Articles of Contract
2. Conditions of Building Contract
3. Contract Drawings, on which Contractor has based his prices
4. Specifications
5. Schedule of Rates
6. Other Letters of documents, including Invitations to Tender, Tender forms, Letter of Acceptance.

The entire Tender process consists of pre-qualifying a group of suitable tenderers, site show-round, tender clarifications, evaluation, tender interviews, which results in a recommendation by the Architect. The home-owner may choose to participate in the tender interviews.

Works can officially commence once the selected Contractor is awarded with the building contract.

Construction

The Contractor is expected to carry out the works in accordance to the Contract in a timely manner.

The Architect will take on the role of a Contract Administrator during the Construction phase. Site meetings and inspections will be held on a regular basis to keep updated on the Contractor’s progress and workmanship.

Completion

Upon satisfactory completion of the construction works, the Architect will apply for Temporary Occupation Permit (TOP). With the obtainment of TOP, home-owners can then occupy the building.

The maintenance period will begin after the completion of Construction. It is usually a period of 12 months. During the maintenance period, the Architect will oversee the defects rectification process, before closing of final account.

多年来的经验告诉我们，对于那些想要建造梦想家园的新加坡房主来说，网上可获取的相关信息非常有限。很大程度上，房主只能依靠熟人介绍和网上论坛寻找资源，而这些往往会产生误导。

由于土地资源的稀缺，在新加坡拥有一套房产以及相关的建筑成本，往往是对普通人而言最重要的一项投资，不可掉以轻心。

通常，我们收到的第一个问题就是，“建一栋房子要花多少钱？”这个问题没有简单的答案，因为建筑造价完全取决于规模、复杂程度和房主的期望。建造一栋用以出售赚钱的房子，和一个家庭未来几十年的居所，两者承载的期望是完全不同的。

然而，在注册工料测量师的帮助下，我们得以根据平方英尺的单价和GFA（总楼面面积）估算建筑成本。新加坡规划局URA（城市重建局）对GFA的广义定义是，在共用墙的中心线处测量的有遮盖建筑面积，包括外墙厚度，但不包括开敞空间。

为了设计和建造房屋，有两种采购方法：

1. 传统采购
2. 设计与建造

我们将另外讨论这两种采购方法的区别。出于本文的目的，我们将重点关注传统采购模式。

 

盖房子需要聘请哪些顾问？

在传统采购方法中，客户需要雇佣一个顾问团队和一家优秀的建筑承包商。

顾问团队由以下成员构成：

1. 建筑师（首席顾问）
   • 建筑师设计的建筑必须满足用户的要求，并符合当地政府的要求。他们也将提出最恰当建筑合同形式，并确保合同顺利执行。
2. 结构工程师
   • 结构工程师负责分析设计结构组件和整体系统，以实现设计意图，并确保符合地方当局的要求。
3. 机械和电气工程师
   • 机械和电气工程师负责建筑内所需的机械和电气组件的设计，如电梯、空调、管道、燃气和供水，以满足用户要求和地方当局的要求。
4. 工料测量师
   • 工料测量师负责估算建筑成本，准备并分析标书和合同成本。他们还会每月对建筑承包商完成的工作进行估价，并取得建筑师的认证。

建筑师和其他顾问还负责质量、成本控制、获得当局批准和合同管理。顾问团队将准备好详细的设计文件，通过竞争性投标程序招募优质的建筑承包商。承包商的责任是按照顾问的施工规范完成工程。

 

流程

房屋建造的过程可以大致分为六个阶段：

1. 现场分析考察
2. 方案设计
3. 扩初设计
4. 招标
5. 施工
6. 竣工

现场分析考察

我们会为项目指派顾问，随后进行现场分析考察：

1. 地形和建筑测量（改建加建和重建工程）
2. 土壤调查

对于涉及1991年以前建筑物的改建加建和重建工程，将需要进行石棉风险评估。我们建议在雇用承包商之前完成石棉评估，以减少施工时间和不确定性。

 

方案设计

在方案设计阶段开始时，建筑师将从空间、时间和预算等多个角度理解客户的要求，并提交相应设计方案。设计方案包括平面图和3D图，给客户更加直观的可视化体验。

 

设计方案通过后，建筑师将向新加坡城市重建局（URA）提交申请，以获得Provisional Permission（PP）和 Written Permission（WP）。

收到URA的Provisional Permission（PP）及其相关条件和要求后，建筑师将再次向新加坡城市重建局（URA）提交申请，以获得Written Permission（WP）。建筑师还将向其他机构提交建筑图纸，如公共事业局、国家环境局、陆路交通管理局、民防部和国家公园管理局，以获得必要的许可。

在此阶段，建筑师还将与其他顾问（估算师、结构工程师和机电工程师）合作，给出施工费用的初步估计。

 

扩初设计

在扩初设计阶段，建筑师将设计方案进一步延伸，便于其他顾问开始详细设计工作阶段。

建筑师和其他顾问之间需要进行大量的协调工作，以确定各项技术要求，如柱子、横梁的尺寸和天花板高度。

获得Written Permission（WP）后，建筑师可以向新加坡建筑和建设局（BCA）提交Building Plan approval（BP）。

招标

在项目招标阶段，建筑师和顾问将做好准备，最终确定客户的要求，以获取工程的竞争性报价。这是一个必不可少的阶段，顾问的任务是准备建筑合同，详细说明对质量和交付时间的期望。

建筑合同文件将构成业主和承包商之间的合同：

1. 合同条款
2. 建筑合同条件
3. 承包商定价所依据的合同图纸
4. 规范
5. 收费明细
6. 其他文件函件，包括投标邀请书、投标表格、中标通知书。

整个招标过程包括对合适的投标方进行资格预审、现场考察、投标说明、评估、投标面试，最终由建筑师提出建议。业主可以选择参加招标面试。

与选定的承包商签署建筑合同后即可开工。

 

施工

承包商应根据合同及时实施工程。

建筑师将在施工阶段扮演合同管理员的角色。将定期开展现场会议和检查，以确保承包商的进度和工艺的水平。

 

竣工

圆满竣工后，建筑师将申请Temporary Occupation Permit（TOP）。有了TOP，房主就可以入住了。

维护期将在施工完成后开始，通常为期12个月。在维护期间，建筑师将在结清尾款前监督查漏补缺。