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I've completed a Reconstruction (URA asked for resubmission as Recon instead of earlier A&A as GFA expansion was too close to botherline of 50%) A&A to my 2 storey 4ksqft land Semi-D into a full 3 storey built in 4ksqft (from 3ksqft) 20mths ago. Firstly, I must say that the cost of construction varies irregardless of size and materials used. It all depends on the contractor willing to accept the quote and have the ability to complete the job according to specification. If one wants to have a reasonably priced construction project, it pays to do homework. Start with knowing what you want. It is costly to have a unclear idea of what you want. If so, pay for an architect to do the job for you ($40k to $70k). I sketched the remodelling floorplan and exterior to passed it to the engineer / structure designer to transform it into construction dwg (I paid $25k for all that work and argued back and forth with the structural designer on the number and location of additional pillars and staircase design ...). Next is to get a copy of the contract / agreement from Redas or renovation association and add in details as much as possible to specify what you want, what finishing materials, marble tile size, types of tiles to be used, I specified clearly the number of power outlets & LAN, TV connection and locations in every room. Aircon compressor locations, CCTV points (lay cat6 cables), decise on the route of plumbing/water supply, types of bricks used for exterior walls clearly in the agreement. I also added late delivery penalty clase of $2.5k per week as protection. In planning, itemisation for costing does not work to the advantage of the owner as lumpsum / project quotation is so much less. An example would be cost of built in cabinets. Minimise changes and additions after the quotation is final and work has started as contractor typically will charge you itemised cost for any additions and changes which work very much not to owner's advantage. An example is when I asked for a quote for swiming pool while construction was in the way, my contractor quoted me $50k, which my neighbour just added into his yard for $35k at the same time. My construction cost was $550k excluding cost for lift ($68k), recabling by SP ($6k for single phase 100A supply). It is also important to carryout daily site visit. This way, you will be the first to know when work is carried out not according to what you want and can make alteration before the rework gets too major and your contractor reluctant to make changes and threaten to delay project. Daily site visit also let you know the progress as contractors are know to move their workers to other sites on priority, so minimise that.