Cost guide · 2026
HouseRenovationCostinLondon2026
End-to-end whole-house renovation pricing for London Victorian, Edwardian, Georgian and modern homes. Cost-per-m², factor analysis, worked examples per finish tier.
Quick answer
A full house renovation in London costs £1,800–£6,000 per m². A mid-spec renovation of a 120m² Victorian terrace typically runs £240,000–£320,000 and takes 20–28 weeks. High-spec renovations with structural reconfiguration, bespoke joinery and premium finishes: £400,000–£600,000 on the same size property. Heritage listed restorations can reach £9,000/m².
What moves the price
The seven cost factors that matter most.
Standard £1,800/m²; mid £2,800/m²; high £4,000/m²; premium £5,000–£6,000/m²; heritage £6,000–£9,000/m².
Each wall removed + beam £3,500–£7,500; full layout redesign typically £15–35k structural alone.
On 150m² Victorian £18–28k rewire; £14–22k replumb; £6–12k new heating system.
Internal wall + roof + floor insulation upgrade £30–55k on typical terrace; pays back in 7–12 years.
Whole-house MVHR system + ductwork £12–22k. Essential at airtightness <5 m³/h.m².
Built-in wardrobes per bedroom £3,500–£8,500; panelling per room £2,500–£6,500; bespoke staircase £15–40k.
Each premium bathroom £18–30k; bespoke kitchen £35–65k; budget tighter on bigger houses.
Cost breakdown
Where the money actually goes.
Percentage breakdown of a typical mid-spec project. Add or subtract per your finish tier.
| Line item | % of total | £ on avg project |
|---|---|---|
| Strip-out & demolition | 4% | £13,600 |
| Structural & shell repairs | 12% | £40,800 |
| Rewire | 8% | £27,200 |
| Replumb | 7% | £23,800 |
| Heating system | 6% | £20,400 |
| Insulation & airtightness | 8% | £27,200 |
| Plastering & decoration | 10% | £34,000 |
| Kitchen | 9% | £30,600 |
| Bathrooms (typical 2–3) | 9% | £30,600 |
| Joinery & built-ins | 8% | £27,200 |
| Flooring | 6% | £20,400 |
| Fees & approvals | 6% | £20,400 |
| Site management | 5% | £17,000 |
| Margin & contingency | 2% | £6,800 |
Real projects
Worked examples from completed builds.
London zones
Where your borough sits in the price band.
| Zone | Multiplier | Notes |
|---|---|---|
| Zone 1 (prime) | 1.25–1.40× | Listed, conservation, parking |
| Zone 2 | 1.10–1.20× | Premium spec common |
| Zone 3 | 1.00–1.08× | Baseline |
| Zone 4–6 | 0.88–1.00× | Outer borough stock |
Builderr vs other London builders.
The construction industry has a wide distribution of operators. Here's what changes between a directly-employed, fixed-scope outfit and the alternatives.
| Criterion | Builderr | Typical London builder | Cowboy outfit |
|---|---|---|---|
| Labour model | Directly employed team (PAYE) | Mixed subcontract gangs | Day-rate cash labour |
| Pricing | Fixed-scope itemised quote | Estimate + provisional sums | Verbal price + variations |
| Design & engineering | In-house architect + SE | Outsourced, separate billing | Builder draws on the back of an envelope |
| Planning + LDC handled | Yes — included in price | Often charged extra | Builder asks you to apply |
| Party wall surveyors | Instructed by us | Your responsibility | Skipped (illegal) |
| Building control | Plans + site inspections booked by us | Building Notice route | Not registered |
| Project management | Dedicated PM, weekly photo updates | Foreman doubles up | Owner-manager juggles 5 jobs |
| Payment schedule | Stage payments against signed-off milestones | Weekly invoices | Cash up front |
| Insurance | £10M PL + 10yr structural warranty | £2–5M PL only | No documented cover |
| Snags at handover | <3 typical | 20–30 typical | Walk-off mid-job common |
| Variation creep | 0% — fixed scope | +15–25% over original quote | +40%+ regularly |
Save £68,000–£153,000 on a full house renovations.
Industry data (FMB, RICS, Which? Trusted Trader 2024) shows the average London construction project overruns by 18–22% on cost and 25–35% on time. Fixed-scope contracts with a single accountable team eliminate that variance. The savings above assume a typical project at £340,000.
Related
See the full full house renovations service page.
FAQ
House Renovation Cost in London:
common questions.
How much does it cost to renovate a Victorian terrace in London?
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A mid-spec renovation of a typical 3-bed Victorian terrace (120–140m²) costs £240,000–£350,000 including structural work, full rewire/replumb, kitchen and bathrooms. A high-spec renovation of the same size with bespoke joinery and premium finishes: £420,000–£600,000. A light cosmetic refurb without structural work: £100,000–£180,000.
What is the most expensive part of a house renovation?
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Structural reconfiguration (wall removals, new steels) and services (rewire, replumb, heating) are the highest-cost items — together typically 35–45% of total renovation cost. Joinery and finishes (kitchen, bathrooms, built-in wardrobes, flooring) are second at 30–40%. The finish spec is where cost varies most dramatically between a £2,000/m² and £5,000/m² renovation.
Is a full house renovation cheaper than moving house?
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Often yes. Stamp duty, agent fees, solicitors, removal costs and mortgage arrangement fees on a London move typically total £60,000–£120,000. A renovation that transforms your existing home may cost £150,000–£350,000 but you keep your location, avoid the stress of moving, and create exactly the home you want rather than compromising on a new purchase.
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