House Renovation Cost London: 2026 Price Guide per m2
House Renovation Cost London at a Glance (2026)
A full house renovation in London typically costs £1,500-£2,500 per m2 for a standard-to-good specification, with high-end projects at £2,500-£3,000 per m2 and prime London design-and-build from £3,000 per m2. For a 120 m2 terraced or semi-detached house, that is roughly £180,000-£300,000 for a full renovation, and from £360,000 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 the cost of renovating a whole London house inside its existing footprint; for the service itself see house renovation in London, and for adding space see our guide to house extension costs.
| Item | Guide figure | Note |
|---|---|---|
| Full renovation, per m2 | £1,500-£2,500 | Standard to good specification |
| Prime London, per m2 | From £3,000 | Bespoke design-and-build |
| 120 m2 house, full renovation | £180,000-£300,000 | Before VAT and fees |
| Contingency | 10-15% of build cost | Held separately |
How much does a house renovation cost per square metre?
House renovation cost per m2 in London depends mainly on the level of finish and how much of the building is being opened up. A light refurbishment keeps the layout, services and structure and renews surfaces. A full renovation replaces wiring, plumbing, heating, kitchens, bathrooms and finishes throughout. High-end and prime London work adds bespoke joinery, premium materials and detailed design.
| Finish level | Guide cost per m2 | Typical scope |
|---|---|---|
| Light refurbishment | £800-£1,500 | Decoration, flooring, basic kitchen and bathroom updates |
| Full renovation | £1,500-£2,500 | New services, kitchen, bathrooms, plastering, joinery |
| High-end | £2,500-£3,000 | Premium fittings, bespoke storage, upgraded glazing |
| Prime London | From £3,000 | Fully designed interiors, specialist trades, fine detail |
Refurbishment cost per square metre is usually quoted on the gross internal floor area, so check that any comparison uses the same measure. Small houses cost more per m2 because kitchens and bathrooms do not shrink with the floor plan.
What does a house renovation budget include?
A full house renovation cost should cover far more than builders' labour. A realistic budget covers:
- Design, drawings, structural calculations and building control fees
- Strip-out, skips and waste removal
- Structural alterations, steelwork and making good
- First and second fix electrics, plumbing and heating
- Plastering, joinery, flooring and decoration
- Kitchen and bathroom supply and installation
- Site management, insurance and welfare facilities
Furniture, appliances you choose to buy separately, landscaping and moving costs are often outside the build figure, so confirm what is included in each quote.
What does each part of a house renovation cost?
Room-by-room allowances help you test a total against reality. These are guide ranges for a typical 120 m2 London house at full renovation level.
| Area | Guide range | Notes |
|---|---|---|
| Full rewire | £8,000-£15,000 | Includes new consumer unit and lighting |
| Heating and hot water | £8,000-£18,000 | New boiler or heat pump, radiators or underfloor |
| Kitchen, installed | £25,000-£60,000 | Higher with bespoke joinery and stone |
| Each bathroom | £10,000-£25,000 | Tiling, sanitaryware and waterproofing |
| Plastering and decoration | £15,000-£30,000 | Whole-house walls, ceilings and woodwork |
What affects the cost of a house renovation in London?
Three houses of the same size can price very differently. The main drivers are below.
| Factor | Typical impact | Why it matters |
|---|---|---|
| Structural openings | £5,000-£15,000+ each | Steel beams, padstones and temporary support |
| Period features | Adds 10-20% to affected areas | Repairing cornicing, sash windows and fireplaces takes specialist labour |
| Damp, timber or roof defects | Often found at survey | Hidden faults surface once finishes come off |
| Services upgrade | Can exceed £25,000 | Old wiring, lead pipework and undersized supplies |
Access matters too. Narrow terraced streets, parking restrictions and the lack of a skip location raise logistics costs. Loft and basement add-ons are priced as separate projects with their own structure and building control, so budget them on top of the base renovation rather than inside it.
How much contingency should I hold?
Hold 10-15% of the build cost for the unknown, and closer to 15-20% for older properties where walls, floors and roofs have not been opened up. Keep it separate from the main budget, and treat it as spent on genuine surprises, not on upgrades. A detailed survey before pricing reduces the unknowns, but it cannot remove them.
How does VAT affect a house renovation budget?
Most home renovation work is standard-rated at 20% VAT, which is a significant addition to any build figure. A reduced 5% rate can apply in some cases, for example where the property has been empty for two years or more. Ask for quotes to state clearly whether VAT is included, and take tax advice for your situation.
How to keep house renovation costs down
- Settle layout and specification before work starts; changes on site cost the most.
- Keep the plumbing and drainage where it is when possible.
- Choose a fixed, itemised quote rather than an open-ended estimate.
- Phase the work if needed, but do structure and services together.
- Pick finishes in the design stage so lead times do not stall the programme.
If you own a period property, our guide to renovating a Victorian house covers the specific planning and condition issues in more depth.
Frequently asked questions
What is the average house renovation cost in London?
A full renovation of a London house usually falls between £1,500 and £2,500 per m2, which is roughly £180,000-£300,000 for a 120 m2 home before VAT and fees. High-end and prime London projects cost more. These figures are a guide, not a quote.
What is a realistic full house renovation cost for a three-bedroom house?
A three-bedroom London house of around 100-120 m2 typically costs £150,000-£300,000 for a full renovation, depending on finish level and structural work. Prime London specifications start from £3,000 per m2.
Is refurbishment cost per square metre the same as renovation cost?
Not always. Refurbishment is often used for lighter work, with figures starting around £800 per m2, while a full renovation including new services and structure costs more. Always check what each quote includes.
Can I live in the house during a full renovation?
For a whole-house renovation it is usually impractical. Services are shut off, floors are lifted and dust is constant. Most owners move out, which should be budgeted as an additional cost.
Do I need planning permission to renovate a house?
Internal renovation generally does not need planning permission, but listed buildings, conservation areas and structural changes may need consent or building regulations approval. Your design team should confirm this before work begins.
How is a fixed quote different from a guide price?
A guide price is a range based on typical projects. A fixed, itemised quote follows a site survey and detailed design, and sets out the scope, specification and price for your specific house.
Plan your house renovation with houseUP
houseUP is a London design-and-build contractor, so one team handles your project from design to handover. That means a single point of accountability and fewer gaps between drawings and build. We offer a free consultation, and after a site survey you receive a fixed, itemised quote.
To discuss your home, see our house 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.
