You've finally decided to renovate your terrace house. Maybe you bought a 20-year-old property in Puchong that needs a full overhaul. Maybe you've been living in your Klang Valley home for years and it's time to refresh the kitchen and bathrooms. Either way, the first question on every homeowner's mind is the same: how much is this actually going to cost?
The honest answer is — it depends. But "it depends" isn't useful when you're trying to plan a budget. So in this guide, we're going to break it down room by room, with realistic 2026 cost ranges based on actual renovation work for terrace houses across the Klang Valley.
Whether you're renovating a single-storey terrace, a 22' x 75' double-storey, or a three-storey corner lot, this guide will give you a grounded starting point.
Understanding Terrace House Renovation Costs in Malaysia
Before diving into the numbers, it helps to understand what drives the price. Renovation costs in Malaysia are influenced by several key factors.
Scope of work is the biggest variable. A cosmetic refresh — new paint, flooring, and light fixtures — is dramatically cheaper than a structural overhaul involving hacking, rewiring, and plumbing rerouting.
Material grade plays a significant role. There's a meaningful price gap between using basic homogeneous tiles and large-format Italian porcelain, or between a budget melamine kitchen cabinet and a full solid timber shaker profile.
Your location and access can affect labour costs. Properties in more central Klang Valley areas may carry slightly higher labour rates than those in outer Selangor.
Age and condition of the property matters too. Older terrace houses — particularly those built before 2000 — often require more remedial work: re-wiring, re-piping, damp-proofing, and structural repairs that add to the base renovation cost.
With that context in mind, here is what you can realistically expect to spend in 2026.
Overall Budget Benchmarks for Terrace House Renovation
As a general guide, here are three renovation tiers for a standard double-storey terrace house in Malaysia:
| Renovation Tier | Scope | Estimated Total Cost |
|---|---|---|
| Essential / Cosmetic | Paint, flooring, basic fixtures | RM35,000 – RM60,000 |
| Mid-Range Renovation | New kitchen, bathrooms, built-ins | RM70,000 – RM130,000 |
| Full Premium Overhaul | Full fit-out, structural changes, high-end finishes | RM150,000 – RM280,000+ |
These figures assume a standard double-storey terrace house in the 1,200–1,800 sq ft range. Single-storey properties will naturally fall at the lower end, while corner lots and three-storey terraces will sit higher.
Now let's go room by room.
Living Room & Dining Area
The living and dining area is usually the first impression of your home — and for most terrace houses, it's also an open-plan space that flows into the dry kitchen or dining area.
What's Typically Included
- Flooring (tiles or engineered timber)
- Ceiling works (false ceiling with cove lighting)
- Feature wall (plaster, timber cladding, or stone veneer)
- Built-in TV console and storage
- Painting
- New light fittings and fan
2026 Cost Range: RM18,000 – RM45,000
The biggest cost variables here are the flooring material and the built-in carpentry. A basic tile floor in the living area can cost RM8–RM15 per sq ft installed, while quality engineered timber starts at RM18 per sq ft. If you're planning a feature wall with stone cladding or a premium plaster finish, budget an additional RM3,000–RM8,000 for that feature alone.
A built-in TV console with storage typically runs between RM4,000 and RM12,000 depending on the size, material, and whether it includes an overhead display unit.
Kitchen (Wet + Dry)
The kitchen is almost always the most expensive room in any terrace house renovation — and rightfully so. It's the most technically complex space, involving plumbing, electrical, tiling, carpentry, and appliances.
Malaysian terrace houses typically have two kitchen zones: a dry kitchen (open to the living or dining area) and a wet kitchen (the enclosed cooking area at the rear, usually where all the heavy cooking happens).
The dry kitchen focuses on presentation and daily use — coffee stations, snack prep, and breakfast routines.
2026 Cost Range: RM15,000 – RM40,000
| Component | Budget Range |
|---|---|
| Cabinet unit (lower + upper) | RM8,000 – RM22,000 |
| Countertop (quartz or porcelain) | RM3,000 – RM9,000 |
| Backsplash tiling | RM1,500 – RM4,000 |
| Sink + mixer tap | RM800 – RM3,500 |
| Lighting | RM500 – RM2,000 |
Wet Kitchen
The wet kitchen is where the real cooking happens, and it takes a beating. Materials here need to be moisture-resistant, easy to clean, and durable enough to withstand daily heat and steam.
2026 Cost Range: RM18,000 – RM45,000
| Component | Budget Range |
|---|---|
| Full cabinet set | RM9,000 – RM25,000 |
| Full wall and floor tiling | RM4,000 – RM10,000 |
| Countertop | RM2,500 – RM7,000 |
| Hood + hob unit | RM2,000 – RM8,000 |
| Plumbing works | RM1,500 – RM4,000 |
| Window grille | RM800 – RM2,000 |
If you're gutting and rebuilding both wet and dry kitchens together, expect to spend between RM30,000 and RM80,000 in total, depending on finishes and whether you're moving any plumbing points.
Master Bedroom
The master bedroom is where most homeowners invest in quality, particularly for the wardrobe and flooring. Comfort and function take priority here.
What's Typically Included
- Flooring (tiles or timber laminate)
- Full built-in wardrobe
- Feature headboard wall or plaster ceiling works
- Painting and lighting
- Curtain track and curtains
2026 Cost Range: RM18,000 – RM40,000
The built-in wardrobe is the primary cost driver. A full floor-to-ceiling wardrobe for a standard master bedroom (approximately 10–12 ft wide) will typically cost RM8,000–RM20,000 depending on the profile, material, and internal fittings (pull-out drawers, tie racks, soft-close hinges, etc.).
If you're also adding a dressing area, vanity unit, or study nook within the master bedroom, budget an additional RM3,000–RM10,000.
Master Bathroom
Malaysian homeowners are increasingly investing more into bathrooms — and for good reason. A well-designed master bathroom adds daily comfort and significant resale value.
What's Typically Included
- Full wall and floor tiling
- Shower screen (frameless or semi-frameless)
- Vanity unit and mirror
- Water closet (WC) replacement
- Tap and shower fittings
- False ceiling and exhaust fan
2026 Cost Range: RM15,000 – RM35,000
The biggest variable is always the tile selection. Standard homogeneous tiles installed start at around RM6–RM10 per sq ft, while imported large-format porcelain or marble-look tiles can reach RM18–RM35 per sq ft. For a typical master bathroom, you're tiling roughly 100–140 sq ft of floor and wall combined.
A quality frameless shower screen adds RM2,000–RM5,000. A full vanity unit with a mirror and LED lighting runs RM2,500–RM7,000.
Common Bathrooms (2nd & 3rd Floor)
For secondary bathrooms shared by children or guests, most homeowners opt for functional, durable finishes rather than premium materials.
2026 Cost Range: RM8,000 – RM18,000 per bathroom
You can stretch your budget further in these bathrooms by using locally manufactured tiles, standard sanitary ware, and a simple shower curtain track instead of a glass screen. That said, don't cut corners on waterproofing — particularly if there's a bathroom above your living room or kitchen.
Bedrooms (2nd & 3rd)
Additional bedrooms are typically more straightforward to renovate. Unless you're doing structural changes, the work is mostly cosmetic.
What's Typically Included
- Flooring
- Built-in wardrobe or study desk
- Painting
- Lighting and fan
2026 Cost Range: RM8,000 – RM20,000 per bedroom
For children's rooms, a combined study desk and wardrobe unit in quality melamine board typically costs RM5,000–RM12,000. Adding a custom feature wall or loft bed structure adds another RM3,000–RM8,000.
Staircase
The staircase is one of the most visually prominent features of a double or three-storey terrace house. Upgrading it can dramatically change the feel of the home.
Options and Costs
- Timber staircase cladding (over existing structure): RM8,000 – RM18,000
- Full staircase replacement (steel and timber or solid timber): RM18,000 – RM40,000
- Glass balustrade upgrade: RM5,000 – RM12,000 (add-on)
If your existing staircase is structurally sound, cladding it in solid timber with a glass or steel railing is the most cost-effective way to achieve a modern, premium look without the cost of a full replacement.
Electrical & Wiring Works
This is one area homeowners often underestimate — especially when buying older properties. For any terrace house over 15 years old, a full rewiring assessment is strongly recommended.
2026 Cost Range
- Partial rewiring (selected circuits and points): RM3,000 – RM8,000
- Full rewiring (entire house, new DB board): RM10,000 – RM22,000
- Additional power points and switches (new renovation): RM2,500 – RM6,000
New wiring for an air conditioning system — including trunking, dedicated circuits, and isolator switches — typically adds RM1,500–RM4,000 depending on the number of units.
Plumbing Works
Unless you're moving wet areas or dealing with a leaking roof or old iron pipes, plumbing is rarely a major cost item on its own. However, if you're upgrading all bathrooms and both kitchens, the cumulative plumbing cost adds up.
2026 Cost Range
- Bathroom plumbing works (per bathroom): RM1,500 – RM4,000
- Kitchen plumbing rerouting: RM2,000 – RM6,000
- Full house plumbing replacement (old pipe replacement): RM8,000 – RM18,000
Flooring (Whole House)
If you're retiling or laying new flooring throughout the entire terrace house, it's worth budgeting for this as a separate line item.
2026 Cost Range (per sq ft, supply and install)
| Material | Cost per sq ft |
|---|---|
| Basic homogeneous tile (local) | RM6 – RM10 |
| Mid-range porcelain tile | RM10 – RM18 |
| Premium large-format imported tile | RM18 – RM35 |
| Timber laminate | RM8 – RM15 |
| Engineered timber | RM18 – RM35 |
| Vinyl plank flooring | RM7 – RM14 |
For a 1,500 sq ft terrace house, retiling the ground floor alone (roughly 600–700 sq ft of wet areas and common areas) could cost between RM6,000 and RM18,000 depending on material selection.
Painting (Whole House)
Full interior repainting is one of the most cost-effective ways to transform your home. In Malaysia, most contractors use Nippon Paint or Dulux as the standard specification, with variations in grade.
2026 Cost Range
- Basic repainting (standard emulsion, 2 coats): RM1.80 – RM2.80 per sq ft
- Premium finish (low-VOC, anti-mould formulation): RM3.00 – RM4.50 per sq ft
- Feature wall finishes (textured plaster, limewash, microcement): RM15 – RM35 per sq ft
For a full interior repaint of a double-storey terrace house (all walls and ceilings), budget roughly RM4,000 – RM9,000.
Facade & Exterior
The facade sets the tone before a visitor even enters your home. Upgrading the exterior of your terrace house typically involves repainting, replacing the main gate and grille, updating the driveway, and sometimes adding cladding or rendering.
2026 Cost Range
- Exterior repainting: RM3,000 – RM7,000
- Main gate replacement (mild steel or aluminium): RM2,500 – RM8,000
- Driveway resurfacing: RM3,000 – RM8,000
- Cement rendering + new paint finish: RM6,000 – RM15,000
- Feature cladding (stone, timber-look panel): RM4,000 – RM12,000
Quick Reference: Full Cost Summary by Room
| Room / Area | Budget Range (2026) |
|---|---|
| Living & Dining | RM18,000 – RM45,000 |
| Dry Kitchen | RM15,000 – RM40,000 |
| Wet Kitchen | RM18,000 – RM45,000 |
| Master Bedroom | RM18,000 – RM40,000 |
| Master Bathroom | RM15,000 – RM35,000 |
| Per Additional Bedroom | RM8,000 – RM20,000 |
| Per Additional Bathroom | RM8,000 – RM18,000 |
| Staircase | RM8,000 – RM40,000 |
| Electrical Works | RM3,000 – RM22,000 |
| Plumbing Works | RM3,000 – RM18,000 |
| Full Interior Painting | RM4,000 – RM9,000 |
| Facade & Exterior | RM8,000 – RM30,000 |
| Full House (Double-Storey) | RM70,000 – RM280,000+ |
5 Tips to Manage Your Renovation Budget
1. Get itemised quotations, not lump sum quotes. A detailed bill of quantities (BQ) lets you compare contractors fairly and see exactly what you're paying for in each room.
2. Phase your renovation if the budget is tight. Prioritise the kitchen, master bathroom, and electrical works first. Bedrooms and cosmetic finishes can wait for a second phase.
3. Be cautious with cheap quotations. If one quote is 30–40% lower than the others, ask why. In most cases, it reflects thinner cabinet boards, cheaper tiles hidden in the specification, or subcontracted labour with less oversight.
4. Allocate a 10–15% contingency buffer. Terrace houses — especially older ones — almost always reveal surprises once hacking begins: hidden water damage, outdated wiring, or walls that aren't where the drawings say they are.
5. Decide your material grades before getting quotes. Your choice of tiles, kitchen cabinet material, and countertop has the single biggest impact on total cost. Lock in your material selections before you invite contractors to quote.
When Should You Engage an Interior Designer?
If you're doing a mid-range to full renovation — especially one involving structural changes, a new kitchen, or multiple bathrooms — engaging a professional interior designer is worth the investment. A good ID will help you avoid costly mistakes in layout and specification, coordinate contractors, and deliver a coherent design that holds its value over time.
At Reka Interior, we specialise in terrace house renovations across the Klang Valley. From single-storey refurbishments in Shah Alam to full double-storey overhauls in Subang Jaya and Puchong, our team manages the entire process so you don't have to.
Get a free consultation with our team today →
Final Thoughts
Renovating a terrace house in Malaysia is a significant investment — but when done right, it transforms not just the look of your home, but how your family lives in it. Understanding the cost breakdown by room gives you the power to prioritise, plan in phases, and walk into contractor meetings with confidence.
If you found this guide useful, you might also want to read our article on how to vet your renovation contractor before signing any contract — because even the best budget falls apart with the wrong team executing it.
Have questions about your specific renovation? Drop us a message and we'll help you make sense of the numbers before you commit to anything.