Flat Renovation Cost London: 2026 Price Guide per m2
Flat Renovation Cost London at a Glance (2026)
A full flat renovation in London typically costs £1,600-£2,600 per m2, with high-end schemes at £2,600-£3,000 per m2 and prime London design-and-build from £3,000 per m2. For a 70 m2 two-bedroom flat, that is roughly £112,000-£182,000 for a full renovation and from £210,000 at prime level, before VAT and fees.
Last updated: 2026. Figures are a guide for budgeting and are confirmed with a fixed quote after a site survey.
Scope note: this guide covers what is different about renovating a leasehold or freehold flat; for general per m2 detail see our house renovation cost guide, and for the service see renovation in London.
| Item | Guide figure | Note |
|---|---|---|
| Full renovation, per m2 | £1,600-£2,600 | Standard to good specification |
| Prime London, per m2 | From £3,000 | Bespoke design-and-build |
| 70 m2 two-bed flat | £112,000-£182,000 | Before VAT and fees |
| Flat-specific extras | £5,000-£20,000 | Licences, access, acoustics, waste |
How much does a flat renovation cost per square metre?
Flat renovation cost per m2 in London is often slightly higher than for a house at the same finish level, even though there is no roof or foundation work. The reason is logistics: every sheet of plasterboard and bag of waste must be carried through shared areas, and working hours are restricted. The theory of how finish level drives price is covered in the house renovation cost guide, so the figures here focus on flats.
| Finish level | Guide cost per m2 | Typical scope |
|---|---|---|
| Light refurbishment | £900-£1,600 | Decoration, flooring, kitchen and bathroom refresh |
| Full renovation | £1,600-£2,600 | New services, layout changes, kitchen, bathrooms |
| High-end | £2,600-£3,000 | Bespoke joinery, premium finishes, acoustic upgrades |
| Prime London | From £3,000 | Full interior design, specialist trades |
What does apartment renovation cost London by flat size?
Apartment renovation cost in London scales with floor area, but small flats cost more per m2 because the kitchen and bathroom are fixed costs. Totals below are for full renovation level, before VAT and fees.
| Flat size | Typical area | Guide total |
|---|---|---|
| One-bedroom | 45-55 m2 | £72,000-£143,000 |
| Two-bedroom | 65-75 m2 | £104,000-£195,000 |
| Three-bedroom | 85-100 m2 | £136,000-£260,000 |
What does a flat renovation budget include?
The core budget mirrors a house: design and drawings, strip-out, first and second fix electrics and plumbing, plastering, joinery, flooring, a kitchen and bathrooms, and decoration. Flats add several line items that owners often miss:
- Freeholder or managing agent fees for reviewing plans
- Surveyor and legal costs linked to the licence to alter
- Protection of lifts, stairs and communal hallways
- Waste carry-out and skip management where no skip can sit outside
- Soundproofing under new floors and within party walls
What is different about leasehold flat renovation?
Leasehold flat renovation usually needs written consent from the freeholder before work starts. This is normally a licence to alter, and it applies to anything beyond cosmetic work, such as moving walls, changing plumbing or replacing flooring. Your lease sets the conditions, and the freeholder may require drawings, a structural engineer's report, insurance and a deposit.
Build the time and cost into your plan. Applications can take weeks, and professional fees for the review are normally paid by you. Never start work without consent, because breaching the lease can lead to enforcement action or problems when you sell.
What extra costs come with building access, parking and waste?
Access shapes the programme as much as the specification. Upper-floor flats without a lift add labour for carrying materials. Controlled parking zones add permit and loading costs. Building rules may limit noisy work to weekday daytime hours, which lengthens the programme.
| Cost item | Guide range | Why it applies |
|---|---|---|
| Licence to alter and fees | £1,000-£5,000 | Freeholder review, legal and surveyor costs |
| Access and protection | £1,500-£6,000 | Lift protection, carrying materials, restricted hours |
| Waste removal and parking | £2,000-£8,000 | Skip alternatives, permits and loading |
| Acoustic upgrades | £3,000-£10,000 | Floor and wall insulation for neighbours |
How do party walls and soundproofing affect flat renovation cost?
Flats have neighbours above, below and beside you, so party wall matters apply more often than in a house, particularly if you cut into shared walls or floors. Noise is the other pressure point. Many leases require carpet or acoustic underlay on new floors, and a failing sound test can mean lifting what you have just laid. Plan the acoustic build-up at design stage, not after flooring is chosen.
Most flat renovations have no roof, foundation or external wall work, which removes some large house costs, but structural walls are still critical. Removing one needs an engineer's design, building control approval and freeholder consent.
How VAT applies to flat renovation costs
Most flat renovation work is standard-rated at 20% VAT. A reduced 5% rate can apply in some circumstances, such as where the property has been empty for two years or more. Check that each quote states whether VAT is included, and take tax advice for your own situation.
How to keep flat renovation costs down
- Read the lease and apply for the licence before pricing finishes.
- Keep wet rooms and the kitchen in their existing positions to avoid new drainage routes.
- Agree access hours and delivery rules with the managing agent early.
- Specify flooring that meets the lease acoustic requirement first time.
- Hold a contingency of 10-15% for concealed services and defects.
Frequently asked questions
How much does it cost to renovate a flat in London?
A full renovation typically costs £1,600-£2,600 per m2, which is roughly £112,000-£182,000 for a 70 m2 two-bedroom flat before VAT and fees. Prime London projects start from £3,000 per m2. These are guide figures, not a quote.
Do I need permission from the freeholder to renovate my flat?
For anything beyond cosmetic work, usually yes. Leasehold flats normally require a licence to alter, and your lease sets what is allowed. Moving walls, altering plumbing or replacing flooring commonly need consent first.
Is flat renovation cheaper than house renovation?
Total cost is lower because flats are smaller and have no roof or foundation work, but cost per m2 can be similar or higher. Access restrictions, waste removal and soundproofing add to the rate.
Do I need a party wall agreement for a flat?
Possibly. If your work affects a shared wall or floor, for example cutting into it or fixing new steel, party wall procedures may apply. Your design team can advise once the scope is known.
How long should I allow for leasehold approval?
Allow several weeks for the freeholder to review plans, and longer if they ask for further information. Submitting complete drawings and an engineer's report with the first application helps avoid delays.
Can I renovate part of a flat in stages?
Yes, but each stage may need its own consent, and repeated disruption raises overall cost. Doing electrics, plumbing and layout changes together is usually more economical than splitting them.
Plan your flat renovation with houseUP
houseUP is a London design-and-build contractor, so one team handles your flat from design to handover, including the practical detail of building access and consents. We offer a free consultation, and after a site survey you receive a fixed, itemised quote.
To start the conversation, see our renovation service in London.
Vinz is the CEO and co-founder of houseUP. He is a true authority in financial planning and risk management, coming from years of working in financial services and digital payment industries
houseUP is a construction company in London, specialised in high end residential and commercial projects.
