Renovation cost by level of work
A rough guide to total spend for a typical 3-bed house, before big structural changes.
| Renovation level | What it covers | Typical total |
|---|---|---|
| Cosmetic refresh | Decorating, flooring, minor repairs, deep clean | £10,000 to £25,000 |
| Mid-level renovation | New kitchen, new bathroom, decorating, some rewiring | £25,000 to £60,000 |
| Full renovation | Rewire, replumb, new kitchen and bathrooms, windows, heating | £60,000 to £120,000 |
| Gut / structural renovation | Strip back to brick, layout changes, extension-ready | £100,000 to £150,000+ |
Figures exclude extensions, loft conversions and VAT surprises; always add a contingency.
Renovation cost per square metre
A useful sense-check once you know the property's floor area.
| Standard of finish | Cost per m² | Example: 90m² house |
|---|---|---|
| Basic / budget | £750 to £1,000 | £67,500 to £90,000 |
| Mid-range | £1,000 to £1,500 | £90,000 to £135,000 |
| High specification | £1,500 to £2,000+ | £135,000 to £180,000+ |
Per-m² rates suit whole-house renovations; small cosmetic jobs cost far less overall.
Typical room-by-room renovation costs
How the budget splits across the most common jobs.
| Job | Typical cost | Guide |
|---|---|---|
| New fitted kitchen | £6,000 to £20,000 | See our new kitchen cost guide |
| New bathroom | £3,500 to £9,000 | See our new bathroom cost guide |
| Full rewire | £3,000 to £8,000 | See our house rewiring cost guide |
| New boiler / heating | £2,000 to £4,500 | See our boiler replacement cost guide |
| Redecorating throughout | £1,500 to £6,000 | See our cost to decorate guide |
| New windows | £2,500 to £9,000 | See our new windows cost guide |
What drives the cost up or down
The same house can cost wildly different amounts to renovate depending on:
- Condition on purchase, a sound home needs cosmetic work; a neglected one needs rewiring, damp work and structural repairs.
- Property size and number of rooms, more floor area means more of everything.
- Specification, budget units and tiles versus designer kitchens and natural stone.
- Structural changes, moving walls, extending or converting a loft add tens of thousands.
- Location, London and the South East labour rates run well above the national average.
- Age and construction, period, listed and non-standard homes need specialists and cost more.
How to build a realistic renovation budget
Cost the work properly before you exchange, not after you own it.
Survey the condition first
A RICS Level 2 or Level 3 survey flags rewiring, damp, roof and structural issues that dominate the budget. Never guess condition from viewings.
List the work room by room
Break the job into decorating, kitchen, bathroom, heating, electrics, windows and exterior, then attach a range to each line.
Get at least three quotes
Prices vary hugely between trades. Get written, itemised quotes and check references and insurance before committing.
Add a 10 to 20% contingency
Renovations almost always uncover hidden problems. A contingency stops one surprise from stalling the whole project.
Sequence the work
Structural and first-fix work (electrics, plumbing, plaster) comes before decorating and fit-out. Doing it out of order means paying twice.
Budget the refurb before you agree a price
Our refurbishment and reserves planner turns a property's condition into an itemised renovation estimate, then adds it to your buying costs and emergency fund, so you know the true cash you need before you make an offer.
The biggest costs are the ones you cannot see
Rewiring, replumbing, damp treatment, roof repairs and structural movement rarely show at a viewing but dominate a renovation budget. Commission a proper survey and price these before you commit to a rundown property.