Does cove lighting cost more than downlights?

Not necessarily, because most of the cost of a cove sits in the recess that has to be built for it, not the strip inside. The LED strip, driver and dimmer are cheap next to the plastering. Downlights cost less per point, but a good layout often uses many of them. What moves the number is the total length of cove, the number of light points, and whether the circuits dim. We price it as one layout, not fitting by fitting.

How long does ceiling and lighting work take?

It depends on how many floors are involved and how much of the ceiling is bulkhead and cove detail. The sequence is framing and boarding, wiring, skim coat and painting, with fittings and testing at the end, and a stairwell void adds scaffolding time. If the ceiling is part of a bigger renovation we sequence it around the aircon and carpentry, so no trade stands around waiting for another. You get the schedule with your quote.

Do I need approval for false ceiling and lighting works?

Usually not. Internal false ceiling and lighting work is non-structural and adds no floor area, so on its own it rarely needs a submission. That changes when the ceiling is part of larger addition and alteration works, when the attic or roof space is altered, or when the house sits in a conservation area. The wiring itself must be done by a licensed electrician, which is part of our scope. Where a submission is needed, we handle it.

Can a false ceiling hide my aircon trunking and pipework?

Yes, and in most landed homes that is the main reason to build one. Concealed units, refrigerant lines, drain pipes and cabling run inside a boxed bulkhead, with the drain kept on a proper fall so condensation actually flows out. We leave an access panel at each unit and drain point, so servicing does not mean cutting the ceiling open. The bulkhead is set out only after the aircon route is confirmed, so the ceiling follows the pipes, not the other way round.

How much headroom will I lose?

It depends on what has to fit above the board. A flat ceiling or a cove with only wiring above it can sit close to the slab. A bulkhead carrying a concealed aircon unit and its drain needs a deeper drop. We measure floor-to-slab height at the site visit, keep the main living areas at full height where we can, and push the deeper drops to the edges of rooms, over corridors, or above wardrobes where you never notice them.

How do you light a double-height living room or stairwell void?

With layers, not ceiling lights fired straight down from the top. From that height downlights glare and still leave the floor dim. We usually hang a pendant or cluster sized to the void, add cove or wall lights at the upper level, and put task lighting down where you read and sit. The other question is maintenance. We agree how the fitting will be reached for cleaning and replacement, by winch, drop rod or long-life sealed units, before it is ordered.

What ceiling works for a car porch or covered patio?

Fibre cement board or an aluminium strip ceiling, with weather-rated fittings. Standard gypsum board is an indoor material, and a car porch soffit takes driving rain and humidity all year, so out there it stains and sags. We seal the junctions, keep ventilation where the roof needs it, and check the gutters, flashing and any slab above before the soffit is closed. Trapped water shows up as staining months later, when it is much harder to reach.

Warm white or cool white, and do I need dimming?

Warm white in living rooms, bedrooms and dining, and a neutral white in kitchens, bathrooms and utility areas where you want to see clearly. Keeping one colour within a sightline matters more than the exact number, so a hallway should not shift tone halfway along. Dimming is worth having in the living, dining and bedrooms, and it must be decided before wiring starts, because the light, the driver and the switch all have to match. We fix the zones with you first.

Hide the trunking, get the lighting right

Ceiling & Lighting

Everything a house needs to hide runs above your head: aircon trunking, drain pipes, cabling. A landed home also has voids and stairwells that a plain grid of downlights cannot light properly. We plan the ceiling and the lighting together, then build and wire them as one job.

Get a Quote WhatsApp Us

Why Choose Us

What You Get

Drawn After the Services Are Fixed

We set out bulkheads and ceiling drops only once the aircon, plumbing and cable routes are confirmed, and we leave access panels wherever a unit or drain will need servicing.

Light Planned Room by Room

Downlights, cove runs and pendants are placed against your furniture plan and how you use each room at night, not laid out in even rows like an office ceiling.

The Right Board in the Right Place

Standard board indoors, moisture-resistant board in wet areas, and fibre cement or aluminium outside, where rain and damp would ruin ordinary board.

We Look Above Before We Board Up

We check the slab, the roof space and any stains or damp before the ceiling is closed, because a leak is far cheaper to fix while you can still see it.

Options

Materials & Systems

Gypsum Board on Metal Furring

The standard indoor false ceiling. Light, quick to put up, and easy to shape into bulkheads and coves. In wet kitchens, bathrooms and yards we use the moisture-resistant version.

Fibre Cement & Aluminium Soffits

For the car porch, external eaves and covered patios. Gypsum has no business outdoors, so these two take over where rain splash and damp air reach.

LED Cove & Strip Lighting

A continuous strip hidden in a plastered recess or pelmet, for soft indirect light. We match the driver and profile to the run length and the depth of the ceiling.

Dimming & Lighting Controls

From simple dimmable circuits to keypad or app scenes. Decided at the planning stage, because a dimmer only works when it is paired with the right driver and fitting.

How It Works

Our Process

Site Visit and Brief

We walk the house, measure floor-to-slab heights, note the existing services and any ceiling stains, and talk through how you use each room by day and after dark.

Ceiling and Lighting Plan

We draw the ceiling with its bulkheads and cove details, then lay out the lights with the switching and dimming zones. You approve both before anything is built.

Trades Before Board

Aircon, carpentry and electrical routes are confirmed before boarding starts, so the trunking, drain falls and wiring all fit inside the drop the first time.

Build and Wire

Metal furring and board go up, the cove and pelmet details are formed, and wiring is pulled to every point. Then skim coat, sanding and paint.

Fittings, Testing and Handover

Fittings, drivers and dimmers go in, and every circuit is tested. We set the lighting with you after dark, then touch up and clean before handing over.

Real people, real care

What working with us looks like

A thorough, free site assessment. We measure and plan around your home.

Careful, protected work by people who take pride in the finish.

A proper walkthrough and handover. We see it through to the end.

Common Questions

Ceiling & Lighting FAQ

The cost depends on the ceiling area, how much of it is full flat ceiling versus bulkheads and cove details, the board used, and how many light points go in. A double-height void adds scaffolding, and wet areas need moisture-resistant board. Access and ceiling height matter too, because taller rooms are slower to work in. Two houses of the same size can land at different prices, so we put a number to it after a free site visit.

Have a different question? See all FAQs or WhatsApp us

Get Started

Request a Free Quote

Tell us about your Ceiling & Lighting project. We'll arrange a free site assessment and provide a detailed, no-obligation quotation.

Free site assessment, no obligations

Detailed quote within 3 business days

One accountable contractor, start to finish

Your Contact Details

Name *

Phone *

Email (optional)

Where We Work

Ceiling & Lighting anywhere in Singapore

We take on landed homes across the whole island. These are the estates we get asked about most often, each with notes on the houses and the access there.

Bukit Timah Holland Village Sentosa Cove Serangoon Gardens Watten Estate Siglap Frankel Estate Opera Estate Telok Kurau Joo Chiat East Coast Binjai Park Namly Seletar Hills Thomson

Your estate not listed? It makes no difference to us. Tell us where the house is.

Related Services

Landed Interior Design

We design your home and build it ourselves. Moving walls, wiring, beams and approvals are our job, not someone else's.

Air-Conditioning

Whole-house installation and servicing, with the pipes planned into the renovation so you never see them.

Carpentry & Built-Ins

Wardrobes and storage measured to your real walls, ceiling height and awkward corners, not a standard box with filler panels.