Residential Projects

We provide a preliminary cost estimate for your reference early in the planning stage to help with budgeting.

• Estimated Budgetary Cost: Generally, we estimate the builder’s cost to fall between $350 and $400 psf based on the Statistical Gross Floor Area (GFA). It’s important to note that this is a budgetary range, and the actual cost per square foot has the potential to become cheaper as the size of the project increases due to economies of scale. A detailed quotation will always be provided for higher accuracy once the final drawings are ready.
• Included Items: This budgetary figure primarily covers the core structural and architectural building works needed to construct the shell of the house. Think of it as a ready built landed house purchased from the developer.

• Excluded Items: This figure specifically excludes components that are typically supplied or decided upon by the homeowner or separate specialist vendors. These include fixtures, lift equipment, consultant fees, authority submission fees, light fittings, sanitary fittings, and similar specialised finishes or third-party costs.

We structure our payment schedule to be transparent and tied directly to project progression, providing clients with financial assurance throughout the build.

Payment Milestones

Our standard payment schedule offers a high level of assurance: we begin with a low 1% down payment, followed by 4% during the demolition phase, and subsequent progress claims at the end of every month based on the work completed. This phased approach guarantees a 100% delivery record and minimises the client’s financial exposure at any single point.

Variation Orders (Change Orders)

Variations are changes requested by the client after the contract has been signed. At Kang Sheng Engineering, our variation order costs are commonly recognised as the market’s lowest, as we aim for cost-effectiveness. Variations typically occur due to decision changes made by clients during the construction process, and we handle the pricing with full transparency to ensure fair costs for the work involved.

The pre-construction approval process is critical for any landed residential project and involves securing permissions from regulatory bodies like the Building and Construction Authority (BCA) and the Urban Redevelopment Authority (URA).

A period of 4 to 6 months is a good general timeframe to get all necessary permits and approvals sorted. This duration allows sufficient time for the Qualified Persons (QPs) to prepare, submit, and receive clearances from the various authorities.

If a proposed house has special considerations, such as those falling within reserve lines or those with unclear street block guidelines, you should cater for more processing and appeal time. Our in-house QP team is highly experienced in managing these nuances to minimise potential delays.

We prioritise protecting your investment and mitigating risks to surrounding properties from the moment work begins on your residential project. We ensure that comprehensive protection is in place by purchasing both Public Liability and Project All-Risk Insurance.

These policies carry a minimum coverage of $2 million and are specifically purchased under the Client’s name, with Kang Sheng Engineering (KSE) listed as a party insuring the works involved. This structure provides a direct and high level of financial security to the homeowner against unforeseen events, damage to the project, or claims from neighbours due to construction activities.

Yes, Kang Sheng Engineering is a BCA Licensed Builder (GB1).

The GB1 license permits us to undertake general building works for projects of any value possible. This classification is comprehensive and suitable for the construction of all landed residential properties. Crucially, we operate as the main contractor and do not participate as any subcontracting vendor. We are happy to show our track records and demonstrate our capabilities as a prime contractor.

Yes, definitely. We believe that seeing our work firsthand is the best way to understand our commitment to quality and execution.

We maintain a diverse portfolio and have completed residential projects of different types and sizes, including new builds, additions, and alterations. We are also happy to provide client references and, with the prior permission of the homeowners, arrange site visits for recently completed or ongoing projects of a similar scale to your proposed build. This allows prospective clients to personally assess the quality of our finishing, observe our site management standards, and speak to clients who have been through the building process with us.

We structure our site management to ensure focused attention and high-level supervision for every Kang Sheng Engineering project.

To maintain exceptional dedication and oversight, every Project Manager will be tagged to only two sites at any given time. This allows them to focus intensely on your project’s progress and details. All our PMs possess multiple project references specific to landed properties. Furthermore, they operate under the close supervision of a Project Director who provides strategic guidance. Their dedication level extends to the minute details, ensuring that the execution on-site matches the precision of the design plans.

We offer a flexible approach to professional services, allowing us to serve clients seeking a streamlined design-and-build process or those who have already engaged their own architects.

We provide in-house QP services for both Architecture (QP Arch) and Civil/Structural Engineering (QP Civil). This allows us to offer a highly streamlined Design-and-Build model, ensuring perfect coordination between the design and construction teams.

However, we are also happy to work with external consultants (architects, engineers, or quantity surveyors) that the client has appointed. Our experience as a main builder means we are adept at collaborating effectively with external professional teams to execute their approved designs to the highest standard.

The timeline for construction is estimated based on the complexity and scale of the residential project.

For a standard residential house without major basement or piling requirements, the typical construction timeline from the start of groundworks to obtaining the Temporary Occupation Permit (TOP) is 15 months.

Adding complexity:

• With Piling: Add an estimated 2 months.
• With Basement: Add an estimated 3 months.

This timeline is based on efficient execution and assumes smooth regulatory and client approval processes throughout the project.

Unforeseen issues are common in construction, and our process is structured to provide quick, informed solutions with minimal disruption to the schedule.

When an issue arises, we first conduct an internal review of how we can resolve it within our means using our in-house expertise and the Project Manager’s discretion, aiming for the most efficient solution.

If the issue requires a significant deviation from the plan or has major cost implications, it will be escalated to provide options for you to consider. We ensure that the pros and cons will be adequately addressed to you for your ease of consideration, empowering you to make the final, informed decision swiftly.