Thinking about breathing new life into your property? Understanding how much does it cost to refurbish a house is crucial before you start planning. Whether you’re updating a tired family home or transforming a new purchase, renovation costs can vary dramatically based on your property’s size, condition, and your ambitions for the space.
In this comprehensive guide, we’ll break down everything you need to know about house refurbishment costs in 2026, from individual room updates to complete property transformations.
Quick Summary: How Much to Refurbish a House
For a typical 3-bedroom property in the UK, how much does a house refurbishment cost? You’re looking at approximately £43,500 to £110,350 for a comprehensive renovation. The average homeowner spends around £76,690 on a full refurbishment.
However, these figures are just starting points. Your actual costs will depend on numerous factors including your property’s location, age, condition, and the quality of materials and finishes you choose.
Key takeaways:
- Average 3-bed refurbishment: £43,500 – £110,350
- Always add 10-15% contingency for unexpected costs
- Labour costs vary significantly by region and trade
- Kitchen and bathroom refurbishments are typically the most expensive rooms
Understanding House Refurbishment Costs: What to Expect
When calculating how much to refurbish house spaces, you need to consider both materials and labour. Let’s break down the typical costs you’ll encounter during a full property refurbishment.
Essential Systems and Infrastructure
Your property’s core systems form the foundation of any successful refurbishment:
Heating and Gas Supply
- New gas supply installation: £500 – £2,500 (average £1,500)
- Complete heating system with combi boiler and radiators: £3,000 – £8,500 (average £5,500)
Electrical Work
- Full house rewiring: £4,000 – £8,500 (average £6,250)
- This typically takes 6-15 days depending on property size
Structural Protection
- Damp proofing course: £500 – £5,000 (average £2,750)
- New roof installation: £6,500 – £18,000 (average £12,250)
- Roof repairs: £210 – £465 per m²
Windows, Doors, and External Features
Window Replacement A full set of new windows for a 3-bedroom property ranges from £2,500 to £8,000, with an average cost of £5,250. Double glazing not only improves appearance but also enhances energy efficiency.
French Doors Installation Including lintels, brickwork, and plasterwork, expect to pay around £1,500 to £3,500 (average £2,500).
Internal Walls and Finishes
Plastering Costs Your plastering budget will vary significantly based on the approach:
- Replastering walls only: £10,000 – £15,000 (average £12,000)
- Re-skimming existing walls and ceilings: £5,000 – £12,500 (average £8,750)
- Full hack-off and replaster: £16,000 – £32,000 (average £26,500)
Decorating
- Painting walls and ceilings throughout: £5,000 – £7,000 (average £6,000)
- Replacing skirting boards: £2,200 – £3,800 (average £3,000)
Structural Changes
- Knocking down walls for open-plan living: £500 – £3,500 (average £2,000)
Room-Specific Refurbishment Costs
Kitchen Refurbishment The kitchen often commands the largest portion of your budget. A new kitchen including design, materials, and installation costs between £7,000 and £25,000, with most homeowners spending around £17,500.
For properties in the capital, specialists in kitchen refurbishment London can provide tailored solutions that maximize space and functionality.
Bathroom Installation A complete bathroom renovation averages around £7,000, including fixtures, tiling, and installation.
Downstairs WC Including tiling, pipework, and waste: £1,500 – £2,500 (average £2,000)
Extensions and Additional Space
Kitchen Extension A 12m² kitchen extension with a flat roof costs approximately £15,000 – £24,000 (average £19,500). Add matching skirting boards for around £200 – £500 (average £350).
For those considering more substantial changes, exploring commercial refurbishment London options can provide insights into larger-scale transformations.
How Much Does a Full House Refurbishment Cost? Complete Breakdown
Here’s a comprehensive cost table for refurbishing a typical 3-bedroom house:
|
Item |
Cost Range (+VAT) |
Average Cost (+VAT) |
|
New gas supply |
£500 – £2,500 |
£1,500 |
|
New heating system |
£3,000 – £8,500 |
£5,500 |
|
Rewiring |
£4,000 – £8,500 |
£6,250 |
|
Windows |
£2,500 – £8,000 |
£5,250 |
|
Replaster walls |
£10,000 – £15,000 |
£12,000 |
|
Paint walls & ceilings |
£5,000 – £7,000 |
£6,000 |
|
New kitchen |
£7,000 – £25,000 |
£17,500 |
|
Bathroom renovation |
£6,000 – £8,000 |
£7,000 |
|
French doors |
£1,500 – £3,500 |
£2,500 |
|
Kitchen extension (12m²) |
£15,000 – £24,000 |
£19,500 |
|
Knock down walls |
£500 – £3,500 |
£2,000 |
|
Damp proofing |
£500 – £5,000 |
£2,750 |
|
New roof |
£6,500 – £18,000 |
£12,250 |
|
TOTAL |
£43,530 – £110,350 |
£76,690 |
These figures provide a realistic baseline for understanding how much to refurbish a house completely. Remember that regional variations, particularly in London and the Southeast, may see costs increase by 15-25%.
Labour Costs: What to Budget for Tradespeople
Understanding labour costs is essential when calculating how much does a full house refurbishment cost. Most tradespeople charge daily rates, though some prefer hourly or project-based pricing.
|
Tradesperson |
Low Range |
High Range |
Average |
|
Plumber |
£250 |
£400 |
£325 |
|
Electrician |
£250 |
£400 |
£325 |
|
General Builder |
£200 |
£250 |
£225 |
|
Roofer |
£200 |
£250 |
£225 |
|
Carpenter |
£200 |
£250 |
£225 |
|
Plasterer |
£200 |
£250 |
£225 |
|
Tiler |
£200 |
£250 |
£225 |
|
Painter/Decorator |
£150 |
£250 |
£200 |
|
Labourer |
£150 |
£180 |
£165 |
|
Apprentice |
£120 |
£150 |
£135 |
Time Estimates for Major Jobs
Central Heating Installation: 7-14 days (labour: £3,000+) Full House Rewiring: 6-15 days (labour: £2,100 minimum) Kitchen Installation: 5-10 days (labour: £1,500-£2,500) Bathroom Renovation: 5-7 days (labour: £1,200-£1,750)
For high-end projects requiring sophisticated design expertise, professionals specializing in interior design in London can coordinate trades while ensuring cohesive aesthetics throughout your refurbishment.
Factors That Impact Your Refurbishment Budget
Several variables significantly affect how much does it cost to refurbish a house:
Property Size and Layout
Larger properties naturally require more materials and labour hours. A 4-bedroom house will cost substantially more than a 2-bedroom flat, even with similar specification levels.
Property Age and Condition
Older properties often harbor hidden issues like outdated wiring, asbestos, or structural weaknesses. Victorian and Edwardian homes, while characterful, typically require more extensive work than modern properties.
Location, Location, Location
Regional price variations are significant. London and the Southeast command premium rates for both labour and materials. House renovation London projects often cost 20-30% more than equivalent work in other UK regions.
Quality of Materials and Finishes
Your choice of materials dramatically impacts costs. Budget kitchen units might cost £3,000, while bespoke cabinetry can exceed £20,000. Similarly, standard bathroom fixtures differ vastly from designer alternatives.
For those seeking exceptional quality, luxury property refurbishment Central London specialists can source premium materials and deliver impeccable finishes.
Scope of Structural Work
Removing load-bearing walls, adding extensions, or reconfiguring layouts requires structural engineers, building control approval, and specialist contractors—all adding to costs.
Design Complexity
Bespoke features, curved walls, intricate tiling patterns, and custom joinery increase both material and labour expenses.
Hidden Costs: Don't Get Caught Out
Beyond obvious refurbishment expenses, several hidden costs catch homeowners off-guard:
Professional Fees and Permissions
- Structural surveys: £400 – £1,200
- Architect fees: 8-15% of construction costs
- Planning applications: £206 – £462 (depending on scope)
- Building regulations approval: £200 – £1,000
- Party wall agreements: £700 – £1,500 per surveyor
Property Purchase Costs
If you’re buying to renovate:
- Stamp duty: 0-12% of purchase price (higher for additional properties)
- Solicitor fees: £850 – £1,500
- Survey costs: £300 – £1,200
Temporary Accommodation
Extensive refurbishments may require you to move out temporarily. Budget for:
- Rental costs: Varies by location and duration
- Storage fees: £50 – £200 per month
- Increased travel costs: Commuting to work from temporary accommodation
Utilities During Work
- Temporary power and water: £50 – £150 per month
- Waste removal: £150 – £400 per skip
- Security measures: £500 – £2,000 for vacant properties
Unexpected Discoveries
Once work begins, surprises often emerge:
- Asbestos removal: £1,500 – £3,000
- Woodworm treatment: £500 – £1,500
- Structural repairs: Highly variable
- Additional damp proofing: £1,000 – £5,000
Smart Strategies to Manage Refurbishment Costs
Successfully controlling how much to refurbish a house requires careful planning and disciplined execution.
Build a Realistic Contingency
Always add 10-15% to your total budget for unexpected costs. On a £75,000 refurbishment, that’s £7,500-£11,250 in reserve. This buffer prevents panic when issues arise and allows you to maintain quality rather than cutting corners.
Create a Detailed Spreadsheet
Track every quote, actual cost, and payment. Categories should include:
- Materials (itemized by room)
- Labour (by trade and project phase)
- Professional fees
- Permissions and surveys
- Contingency spending
- Payment dates and methods
Phase Your Project Strategically
If budget constraints exist, renovate in priority order:
- Structural and weatherproofing: Roof, damp, foundations
- Core systems: Electrics, plumbing, heating
- Essential spaces: Kitchen, bathrooms
- Decorative work: Painting, flooring
- Enhancements: Extensions, luxury finishes
Get Multiple Competitive Quotes
Request at least three detailed quotes for each major element. Ensure quotes are like-for-like, covering identical specifications. Don’t automatically choose the cheapest—consider experience, references, and timelines too.
For specialized commercial spaces, commercial refurbishment in London professionals can provide competitive quotes for larger-scale projects.
Be Transparent About Your Budget
Share your budget parameters with contractors upfront. Good tradespeople will work within your constraints, suggesting cost-effective alternatives when necessary. This honesty prevents wasted time on unaffordable specifications.
Make All Decisions Upfront
Budget overruns often stem from changing specifications mid-project. Choose tiles, fixtures, colors, and finishes before work begins. This discipline prevents expensive last-minute upgrades and change orders.
Consider DIY for Suitable Tasks
While structural and technical work requires professionals, capable DIYers can tackle:
- Painting and decorating
- Basic tiling
- Garden clearance and landscaping
- Stripping old wallpaper
- Removing existing fixtures
However, never attempt gas, electrical, or structural work without proper qualifications.
Shop Smart for Materials
- Compare suppliers: Builders’ merchants, trade counters, and online retailers vary significantly
- Buy in sales: End-of-line tiles, discontinued kitchen units, and clearance stock offer savings
- Reclamation yards: Architectural salvage provides character and value
- Timing purchases: Avoid peak seasons when prices inflate
Financing Your House Refurbishment
Understanding how much does a full house refurbishment cost is one thing; funding it is another. Several options exist:
Savings
The most cost-effective approach—no interest charges or repayment pressure. However, it requires patience and discipline.
Remortgaging
Releasing equity through remortgaging provides substantial funds at relatively low interest rates. Consider:
- Impact on monthly payments
- Early repayment charges on existing mortgage
- Arrangement fees
- Property valuation costs
Home Improvement Loans
Unsecured personal loans offer flexibility without using your home as security. Rates vary by lender, loan amount, and your creditworthiness. Typically:
- Loan amounts: £1,000 – £35,000
- Interest rates: 3-15% APR
- Terms: 1-7 years
Secured Loans
Using your property as collateral secures larger amounts at lower rates than unsecured loans, but carries the risk of repossession if you default.
Credit Cards
Only suitable for smaller elements due to high interest rates. Consider 0% purchase or balance transfer cards for short-term financing.
Government Schemes
Research current government-backed improvement schemes, grants, and green energy incentives that might offset certain costs.
Refurbishment vs. Renovation: Understanding the Difference
While often used interchangeably, these terms have distinct meanings:
Refurbishment focuses on restoring and updating existing features—deep cleaning, repairing, and refreshing without major structural changes. It’s about bringing a property back to excellent condition.
Renovation involves more extensive alterations—reconfiguring layouts, adding extensions, installing new systems. Renovations transform how a space functions and appears.
Understanding this distinction helps when researching costs and communicating with contractors about your project’s scope.
Step-by-Step Refurbishment Cost Planning
-
Conduct a Comprehensive Property Survey
Before estimating costs, understand exactly what needs attention. A professional survey identifies structural issues, damp, electrical problems, and hidden defects.
Cost: £400 – £1,200 depending on survey level
-
Create Your Priority List
Categorize work into:
- Essential: Safety-critical and weatherproofing
- Important: Core living spaces and systems
- Desirable: Aesthetic upgrades and enhancements
- Aspirational: Luxury additions if budget allows
-
Develop Detailed Specifications
For each element, specify exactly what you want:
- Kitchen: Cabinet style, worktop material, appliances
- Bathroom: Fixtures, tiling, fittings
- Decorating: Paint types, colors, finishes
- Flooring: Materials, quality grades
-
Request Detailed Quotes
Approach multiple contractors with identical specifications. Ensure quotes include:
- Materials (specified brands/quality)
- Labour breakdown
- Timeline
- Payment schedule
- VAT
- What’s excluded
-
Build Your Budget Spreadsheet
Total all quotes, add professional fees, permits, contingency, and accommodation costs if needed.
-
Arrange Financing
Secure necessary funding before committing to contracts. Having funds in place prevents project delays.
-
Schedule Work Logically
Coordinate trades to minimize downtime and prevent conflicts. Your project manager or main contractor should oversee this.
How much to refurbish house properties varies significantly by region
London and Southeast
Expect 20-30% premium over UK averages. Labour shortages and higher living costs drive rates up. A 3-bed refurbishment might cost £52,000 – £143,000.
Scotland and Northern England
Often 10-20% below national averages. A similar project might cost £35,000 – £90,000.
Midlands and Wales
Generally align closely with national averages, though urban centers command slightly higher rates than rural areas.
When to Hire a Project Manager
For refurbishments exceeding £50,000 or involving multiple trades simultaneously, consider hiring a project manager. They:
- Coordinate all contractors
- Order materials on schedule
- Manage payments and timelines
- Handle problems as they arise
- Ensure quality standards
- Liaise with building control
Cost: Typically 10-15% of project value, but often saves more through efficient management and preventing costly mistakes.
Common Refurbishment Mistakes to Avoid
-
Insufficient Contingency
Hoping nothing goes wrong is naïve. Always maintain that 10-15% buffer.
-
Choosing Cheapest Quotes
Low quotes often mean cut corners, inferior materials, or hidden costs emerging later.
-
Changing Specifications Mid-Project
Every change adds cost and delays. Commit to decisions before work begins.
-
Ignoring Professional Advice
Contractors see properties daily. If they recommend additional work, take it seriously rather than dismissing concerns to save money.
-
Neglecting Permissions
Starting work without required permissions can result in enforcement action, fines, and costly remediation.
-
Poor Communication
Regular site meetings and clear communication channels prevent misunderstandings and mistakes.
-
Unrealistic Timelines
Rushed work compromises quality. Allow adequate time for each phase.
Maximizing Your Refurbishment Investment
Focus on Value-Adding Improvements
Certain refurbishments offer better return on investment:
- Kitchen upgrades: Return 70-80% of cost
- Bathroom renovations: Return 60-70%
- Energy efficiency: Ongoing savings plus eco-appeal
- Additional bathrooms: High demand from families
- Open-plan living: Modern buyers expect it
Maintain Period Features
In older properties, retain original features like fireplaces, cornicing, and floorboards where possible. These add character and appeal.
Think About Future Buyers
Even if you plan to stay long-term, refurbish with eventual resale in mind. Avoid overly personal or niche design choices.
Document Everything
Maintain records of all work, guarantees, warranties, and certificates. These reassure future buyers and add value.
Frequently Asked Questions
Can I refurbish while living in the property?
For minor refurbishments affecting one or two rooms, yes. However, extensive work involving multiple rooms simultaneously, particularly kitchen and bathroom renovations, makes living on-site very challenging. Consider temporary accommodation for major projects.
How long does a full house refurbishment take?
Typically 3-6 months for a standard 3-bedroom house, depending on scope. Extensive structural work or complex projects can extend to 9-12 months.
Do I need planning permission for refurbishment?
Most internal work doesn’t require planning permission, but you will need building regulations approval for structural changes, electrical work, and plumbing alterations. Extensions, external changes, and work on listed buildings definitely require planning permission.
Should I refurbish before selling?
It depends. A light refurbishment (decorating, minor repairs) improves sale prospects. However, extensive refurbishment may not return full investment. Consider your market—buyers in some areas prefer ready-to-move-in properties, while others want to personalize.
What’s the best time of year to refurbish?
Spring and summer offer better weather for external work and extensions. However, autumn and winter may see lower contractor demand and more competitive pricing. Just factor in potential weather delays for roofing and external work.
How do I find reliable contractors?
- Request recommendations from friends and family
- Check online review platforms
- Verify trade association memberships
- Request references from previous clients
- Review insurance and qualification certificates
- Start with smaller test projects before committing to major work
Can I reduce costs by doing some work myself?
Yes, but only tackle jobs within your skill level. Leave gas, electrical, plumbing, and structural work to qualified professionals. DIY painting, decorating, and basic landscaping can save 20-30% on those specific costs.
What if I discover asbestos?
Stop work immediately. Asbestos requires specialist removal by licensed contractors. Don’t attempt DIY removal—it’s illegal and dangerous. Budget £1,500-£3,000 for professional asbestos removal.
Final Thoughts: Making Your Refurbishment a Success
Understanding how much does it cost to refurbish a house provides the foundation for a successful project. The key is thorough planning, realistic budgeting, and disciplined execution.
Remember these crucial points:
- Research thoroughly before committing. The time invested in planning prevents costly mistakes later.
- Budget realistically with that essential 10-15% contingency. Hope for the best but plan for challenges.
- Hire quality professionals. The cheapest quote rarely delivers the best value. Invest in experienced, reputable contractors.
- Make decisions early. Changing your mind mid-project is expensive. Commit to specifications before work begins.
- Maintain open communication. Regular dialogue with contractors prevents misunderstandings and keeps projects on track.
- Focus on essentials first. Prioritize structural integrity and core systems over aesthetic flourishes.
- Think long-term. Your refurbishment should serve you for years and appeal to future buyers.
A well-executed house refurbishment transforms not just your property but your quality of life. While costs can seem daunting, breaking them down into manageable elements, planning meticulously, and working with trusted professionals turns your vision into reality.
Whether you’re undertaking a modest refresh or a complete transformation, this guide provides the knowledge to budget confidently and make informed decisions throughout your refurbishment journey.
