Guide prices from our cost calculator, by size
A full house renovation in London costs £160,000 to £200,000 for a 3-bedroom house, £85,000 to £150,000 for a flat or 1 to 2 bedroom home and £220,000 to £280,000 for a 4-bedroom house or larger. That is a strip-out and a complete refit: rewiring, replumbing, heating, kitchen, bathrooms, plastering and decoration. These are guide prices for the building work, plus VAT.
| Type and size | Roughly | Guide price, plus VAT | Per m² | Calculator |
|---|---|---|---|---|
| Full house renovationFlat / 1-2 Bed | Up to 70m² | £85,000 – £150,000 | £1,200 – £3,000 per m² | Price it → |
| Full house renovation3 Bed House | 70-120m² | £160,000 – £200,000 | £1,350 – £2,850 per m² | Price it → |
| Full house renovation4+ Bed House | 120m²+ | £220,000 – £280,000 | £1,200 – £2,350 per m² | Price it → |
The same figures as our cost calculator, for the building work at a mid-range finish. They are guide prices while our launch pricing is finalised; your exact price follows a free survey. Per m² is the guide price divided by the size, rounded.
If you only want one room done, here is what the calculator shows:
For a full renovation, the guide price covers:
Not in the price:
A flat or small house is £85,000 to £150,000; a 3-bedroom house £160,000 to £200,000; a 4-bedroom house or larger £220,000 to £280,000.
Old wiring, lead or iron pipes and damp are only seen once the walls and floors are open. We say so on the survey and tell you what we expect to find.
Knocking rooms together needs steel beams. The steels are in the guide price; the structural engineer who designs them is not.
In the calculator a kitchen fitted is £22,000 to £60,000, and a bathroom £6,000 to £35,000, depending on size and spec. A renovation price includes them at mid-range.
The guide is a mid-range finish. Stone worktops, designer bathroom fittings and premium tiles cost more.
New roofs, windows and external works are not in the guide price unless we flag them on the survey.
Renovating around a family adds time and care. Most clients move out for the messiest weeks; we plan that with you.
Work inside a flat usually doesn't need planning permission, but it usually needs the freeholder's consent and Building Regulations sign-off. A listed building needs listed building consent for almost any change, and a conservation area can limit changes to windows and the front of the house. If you add an extension or a loft, see our extension and loft planning guides.
The same figures as our cost calculator, for the building work at a mid-range finish. They are guide prices while our launch pricing is finalised; your exact price follows a free survey. General guidance, not legal advice.
Rear extension & full refurbishment
A strategic rear extension and full interior refurbishment. By opening up the rear elevation, we created a seamless connection between the living space and the garden, with a roof lantern and gabled glazing bringing light deep into the plan.
Rear extension & full refurbishment
Opening up the back of the house to the garden: a rear extension and full interior refurbishment that turned a standard layout into an expansive, light-filled family space.
Rear & loft extension, full refurbishment
A coordinated rear, side and loft extension with a full interior refurbishment, extending on three fronts to unlock the whole property.
A full house renovation in London costs £160,000 to £200,000 for a 3-bedroom house, £85,000 to £150,000 for a flat or 1 to 2 bedroom home and £220,000 to £280,000 for a 4-bedroom house or larger. That is a strip-out and a complete refit: rewiring, replumbing, heating, kitchen, bathrooms, plastering and decoration. These are guide prices for the building work, plus VAT.
Roughly £1,200 to £3,000 per m² in London, plus VAT, depending on size and finish. Smaller homes cost more per m², because the kitchen, the bathrooms and the heating cost much the same whatever the size.
In London our guide is £85,000 to £280,000, plus VAT, depending on size. Prices outside London can be lower.
Strip-out and structural alterations, full rewiring and replumbing, a new heating system, kitchen and bathroom fit-out, plastering, decoration, new flooring, Building Regulations approval and project management.
No. The guide prices are for the building work, plus VAT at 20%.
Work inside a flat usually doesn't need planning permission, but it usually needs the freeholder's consent and Building Regulations sign-off. Guidance for homes in England, not advice. A conservation area, a listed building or an Article 4 direction changes the rules, and we confirm what applies on survey.
Book a free survey. We come and look at the house, then give you a written price. No charge, no obligation.
