A power upgrade is not a single invoice. It is a chain of costs (LEW fees, SP Services charges, internal wiring, possibly a transformer) spread across a timeline that can run from weeks to months. The tenant in our story, who signed the lease after being told power was “available,” discovered mid-fit-out that the building’s transformer had no spare capacity. The oven, cold room compressor, and packaging line all needed three-phase power the unit did not have. The resulting bill ran into five figures and operations were delayed by three months.
Most tenants who get blindsided by upgrade costs did not know what they were not asking about. This post explains what affects the cost, what the typical ranges are, how long each scenario takes, and who typically pays, so you can budget and negotiate before you sign, not after.
What Affects the Cost
Scope of the internal wiring change. Upgrading an existing panel and adding a few circuits costs very different from installing a new main distribution board (MDB), running heavy cables through the building, and commissioning new protection devices. More capacity means thicker cables, bigger conduits, more physical work.
Whether the building’s transformer has spare capacity. If the transformer has headroom, SP Services can increase your allocation without touching the transformer. If the transformer is maxed out, a new or upgraded transformer is required, and that cost climbs steeply.
The unit’s location in the building. Upper-floor units may require longer cable runs from the main switch room. Ground floor units with proximity to the switch room are simpler and cheaper.
Typical Cost Ranges
These are indicative ranges based on common Singapore industrial scenarios. All figures exclude GST. Get formal quotes before committing.
Internal wiring upgrades (LEW-managed, within existing transformer capacity):
| Scope | Indicative Cost |
|---|---|
| Minor: panel upgrade, adding circuits | $2,000 – $8,000 |
| Moderate: new MDB, heavier cabling for 3-phase | $8,000 – $25,000 |
| Major: complete rewire for heavy industrial load | $25,000 – $60,000+ |
SP Services supply upgrade fee: $1,000 – $10,000 for standard upgrades within existing transformer capacity. SP Group quotes on a case-by-case basis. The fee depends on the capacity increase requested.
Transformer upgrade (building capacity exhausted): $50,000 – $200,000+. The range depends on whether it is a supplement (adding a second transformer) or a full replacement. In some buildings, this cost falls entirely on the requesting tenant. In others, the landlord or building management bears it. Negotiate this before you sign.
Note: These are indicative ranges. Your specific situation may fall outside these bands. A LEW can give you a formal cost estimate after a site assessment.
Typical Timelines
Internal wiring work: 1–3 weeks once materials are procured and the LEW has access.
SP Services standard application and processing (within existing transformer capacity): 4–8 weeks from submission to commissioning.
SP Services with transformer upgrade required: 3–6 months minimum. Complex buildings or JTC estates may take longer.
Total timeline by scenario:
- Best case (minor internal wiring, SP within capacity): 6–8 weeks from LEW engagement to power available
- Typical case (moderate upgrade, SP within capacity): 10–14 weeks
- Complex case (transformer upgrade required): 4–9 months
The equipment delivery schedule must follow the power availability date. Never book equipment delivery before you have confirmed power is commissioned.
Who Pays: Tenant, Landlord, or Shared?
This is a lease negotiation item. The default assumption is that the tenant bears the cost of upgrades that serve the tenant’s specific needs. But there are exceptions and negotiating points:
Tenant typically pays:
- Internal wiring upgrades specific to the tenant’s equipment
- SP Services fees for increasing the tenant’s allocation
- Any works that benefit only the requesting tenant
Landlord or building management may pay or co-invest:
- Building-level transformer upgrades that serve multiple tenants
- Upgrades that increase the building’s overall lettable value
- Cases where the unit was misrepresented as having adequate power
Negotiating Points:
- If the unit was marketed as having “available power” and it does not, you have a misrepresentation argument
- If the upgrade cost is large, ask the landlord to amortise it over the lease or reduce the first-year rent by the equivalent amount
- Get cost estimates before you finalise the lease, and use them to negotiate the terms
Key Takeaway: Check Before You Commit
The single most important thing you can do is ask the building management about transformer headroom and the unit’s electrical allocation before you sign. A 30-minute conversation during a viewing can reveal whether you are looking at a $5,000 upgrade or a $150,000 one. Factor the worst-case scenario into your budget and lease terms.
For a step-by-step walkthrough of estimating your power needs to determine if an upgrade is needed, see How to Estimate Power Needs. For a guide to checking the electrical panel during a viewing to assess the existing installation, see Electrical Panel Viewing Check.
References
[1] SP Group — How to Apply for Electricity Connection (Handbook). https://www.spgroup.com.sg/dam/jcr:66289889-80d2-4559-a479-a804d5323f19/How%20to%20Apply%20for%20Electricity%20Connection.pdf
[2] EMA — Electrical Worker Licences. https://www.ema.gov.sg/regulations-licences/licences/worker-licences/electrical-technicians-licence
[3] EMA — Acts & Regulations (Electricity Supply). https://www.ema.gov.sg/regulations-licences/regulations/acts-regulations
[4] EMA — Electricity Legislation and Regulations. https://www.ema.gov.sg/Licensees_Electricity_Legislation_and_Regulations.aspx
[5] JTC Corporation — Industrial Space Information. https://www.jtc.gov.sg/find-space/
[6] SCDF — Fire Safety Guidelines. https://www.scdf.gov.sg/home/community-and-volunteers/fire-emergency-guides/fire-safety-guidelines-for--residential-estate