Hi guys, my bto 4rms flat reno cost me less then $10K. U just have to really source for direct contractor. my reno consist of kitchen cabinet, window & window grilles, l-box, wiring for l-box, big mirror at dining & 2 bathroom mirror. Will recommend to those interested. u might want to read up my reno post here --->http://www.renotalk.com/forum/topic/53820-my-4-rm-flat/