A full house renovation is the most comprehensive way to create your dream home while adding significant value. From gutting a property to final finishes, this guide covers the scope, costs, and sequencing of a London renovation.
Renovation Cost Guide (London 2026)
Costs vary wildly based on specification, but as a rule of thumb for full refurbishment:
- Basic Refurbishment: £750 – £1,000 per m²
(Paint, new carpets, basic kitchen/bathroom swap). - Standard Renovation: £1,200 – £1,750 per m²
(Rewire, replumb, plastering, new layouts, mid-range finishes). - High-End Renovation: £2,000 – £3,000+ per m²
(Bespoke joinery, luxury stone, smart home systems, structural changes).
The Order of Works
- Strip Out: Removing old kitchens, bathrooms, carpets, and wallpaper.
- First Fix: Structural work, new walls, window installation. Electricians run cables; plumbers run pipes.
- Plastering: Boarding and skimming walls and ceilings.
- Second Fix: Connecting sockets/lights, fitting kitchen units, hanging doors, skirting/architraves.
- Decoration: Painting, tiling, and flooring.
- Snagging: Final checks and touch-ups.
Hidden Costs to Budget For
Renovations often uncover secrets. Always keep a 15-20% contingency fund.
- Rewiring: Old wiring (black/rubber) often needs total replacement (£4k-£8k).
- Damp: Rising damp or penetrating damp needs specialist treatment.
- Asbestos: Artex ceilings or old floor tiles may contain asbestos. Removal is costly but mandatory.
- Plumbing: Lead pipes should be replaced with modern MDPE.
Where to Spend Money
Spend on the “fabric” first: windows, insulation, heating, and electrics. These are hard to upgrade later. Kitchens and bathrooms sell houses, but structural integrity keeps them standing.
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