Per-square-foot pricing is the fastest way to sanity-check a renovation budget and the fastest way to be misled. The rate is meaningless until you know what is inside it. A renovation cost per square foot only helps once you know the spec behind it. The same renovation cost per square foot can buy very different buildings. Here is what the common Malaysian brackets buy.
Renovation cost per square foot: the brackets and what sits behind them
- Around RM80 - RM120 psf. Basic refurbishment. Skim coat and paint, replace floor finishes, standard sanitary ware, off-the-shelf carpentry, minimal M&E changes. Typical of a tenanted unit being turned around.
- Around RM150 - RM200 psf. Mid-range. Custom carpentry, feature ceilings with cove lighting, new wiring and lighting layout, branded sanitary ware, some wall reconfiguration.
- Around RM250 psf and above. High specification. Stone and solid surface finishes, imported ironmongery, full M&E redesign, integrated smart systems, bespoke joinery.
Why the same rate produces different buildings
A psf rate almost never includes everything. Common exclusions: air-conditioning supply and installation, loose furniture, curtains and blinds, appliances, authority submission fees, and anything structural. Two quotes at RM150 psf can differ by RM60,000 once you list what each one leaves out.
The denominator matters too. Some contractors quote against built-up area, others against the area actually being worked on. A 1,400 sq ft condo where only the kitchen and two bathrooms are touched is not a 1,400 sq ft job.
Where psf pricing breaks down entirely
Wet areas, kitchens and staircases cost multiples of the average. A compact 700 sq ft apartment with two full bathrooms and a full kitchen will carry a far higher psf than a 2,500 sq ft bungalow that is mostly open living space. Use psf to set an expectation, then price the real scope line by line.
Ranges here are indicative for the Klang Valley in 2026 and move with material costs and site conditions.
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