“How much will my renovation cost?” is the first question every homeowner asks — and the hardest to answer honestly. Renovation costs in the UK vary enormously depending on where you live, what you’re doing, the condition of your property, and the quality of materials you choose.
This guide gives you realistic cost ranges for 2026 based on current market rates, broken down by room type, project scope, and material tier. Use it to set a realistic budget before approaching contractors, and to check whether the quotations you receive are in the right ballpark.
All figures include VAT at 20% unless stated otherwise. Labour and material costs are based on averages across England, Wales, and Scotland, with regional adjustments noted where significant.
The cost equation: what makes up your renovation budget
Before diving into specific numbers, it helps to understand what you’re paying for.
Labour costs
Labour typically accounts for 40-60% of a renovation budget. Rates vary by trade, experience, and region.
Typical daily rates for UK tradespeople in 2026:
| Trade | Day rate (outside London) | Day rate (London/South East) |
|---|---|---|
| General builder | GBP 200-GBP 280 | GBP 280-GBP 400 |
| Electrician | GBP 250-GBP 350 | GBP 350-GBP 450 |
| Plumber | GBP 220-GBP 320 | GBP 320-GBP 420 |
| Plasterer | GBP 200-GBP 280 | GBP 280-GBP 380 |
| Carpenter/joiner | GBP 200-GBP 300 | GBP 280-GBP 400 |
| Tiler | GBP 200-GBP 300 | GBP 280-GBP 380 |
| Decorator/painter | GBP 180-GBP 250 | GBP 250-GBP 350 |
| Kitchen fitter | GBP 200-GBP 300 | GBP 280-GBP 400 |
| Roofer | GBP 220-GBP 320 | GBP 300-GBP 420 |
These are day rates for self-employed tradespeople. If you hire a general contractor who manages the project, their overhead and margin are included in the overall price — you won’t see individual day rates.
Material costs
Materials typically account for 30-40% of the budget, but this varies wildly with specification. The difference between budget and premium materials can be 3-5x for the same item.
Professional fees
Budget 10-15% of the total project cost for professional fees:
- Structural engineer: GBP 400-GBP 1,200 per assessment
- Architect or architectural technologist: 7-12% of project cost for full service, or GBP 1,500-GBP 5,000 for drawings only
- Party wall surveyor: GBP 700-GBP 1,500 per neighbour
- Building control fees: GBP 200-GBP 600 depending on project scope
- Planning permission application: GBP 206 for householder applications in England (2026 rate)
Contingency
Always budget a contingency of 10-20% on top of your estimated costs. Renovations regularly uncover unexpected issues — damp behind walls, outdated wiring that needs replacing, asbestos in old materials, or structural problems hidden by plasterwork.
For older properties (pre-1960), lean towards 20%. For newer properties in good condition, 10% is usually sufficient.
Kitchen renovation costs
The kitchen is typically the most expensive room to renovate, per square metre, because of the concentration of plumbing, electrical work, and fitted units.
Costs by scope
| Scope | Typical cost range | What’s included |
|---|---|---|
| Cosmetic refresh | GBP 5,000-GBP 12,000 | Repaint or wrap cabinets, new worktops, new handles, new splashback, new lighting |
| Mid-range remodel | GBP 15,000-GBP 35,000 | New units, new worktops, new appliances, new flooring, minor plumbing/electrical changes |
| Full renovation | GBP 35,000-GBP 70,000 | Complete strip-out, new layout, structural work, full rewire and re-plumb, premium materials |
| Premium/luxury | GBP 70,000-GBP 120,000+ | Bespoke cabinetry, natural stone, professional-grade appliances, full structural remodel |
Key material costs
| Item | Budget | Mid-range | Premium |
|---|---|---|---|
| Kitchen units (typical kitchen) | GBP 2,000-GBP 5,000 | GBP 5,000-GBP 15,000 | GBP 15,000-GBP 40,000+ |
| Worktop (per linear metre) | GBP 50-GBP 100 (laminate) | GBP 200-GBP 400 (quartz) | GBP 400-GBP 800+ (natural stone) |
| Appliance package | GBP 1,500-GBP 3,000 | GBP 3,000-GBP 7,000 | GBP 7,000-GBP 20,000+ |
| Floor tiles (per sqm) | GBP 20-GBP 40 | GBP 40-GBP 80 | GBP 80-GBP 200+ |
| Wall tiles/splashback (per sqm) | GBP 20-GBP 40 | GBP 40-GBP 100 | GBP 100-GBP 250+ |
For a detailed guide to kitchen renovation planning, see our kitchen renovation guide.
Bathroom renovation costs
Costs by scope
| Scope | Typical cost range | What’s included |
|---|---|---|
| Cosmetic refresh | GBP 2,000-GBP 5,000 | New taps, toilet seat, paint, accessories, new lighting |
| Mid-range remodel | GBP 7,000-GBP 15,000 | New suite (bath/shower, basin, WC), new tiling, new flooring, minor plumbing changes |
| Full renovation | GBP 15,000-GBP 30,000 | Complete strip-out, new layout, move waste positions, full tiling, underfloor heating, premium fixtures |
| Premium/luxury | GBP 30,000-GBP 50,000+ | Freestanding bath, walk-in wet room, designer fixtures, natural stone, bespoke vanity |
Key material costs
| Item | Budget | Mid-range | Premium |
|---|---|---|---|
| Bathroom suite (bath, basin, WC) | GBP 300-GBP 700 | GBP 700-GBP 2,000 | GBP 2,000-GBP 8,000+ |
| Shower enclosure | GBP 200-GBP 500 | GBP 500-GBP 1,500 | GBP 1,500-GBP 5,000+ |
| Wall tiles (per sqm) | GBP 20-GBP 40 | GBP 40-GBP 80 | GBP 80-GBP 200+ |
| Heated towel rail | GBP 80-GBP 200 | GBP 200-GBP 500 | GBP 500-GBP 1,200+ |
For a detailed guide to bathroom renovation planning, see our bathroom renovation guide.
Living room and bedroom renovation costs
These rooms are generally less expensive per square metre because they don’t involve plumbing or heavy electrical work.
Costs per square metre
| Scope | Cost per sqm | Typical room total (15 sqm) |
|---|---|---|
| Cosmetic refresh (paint, new carpet) | GBP 50-GBP 100 | GBP 750-GBP 1,500 |
| Mid-range update (new flooring, lighting, plastering, paint) | GBP 100-GBP 250 | GBP 1,500-GBP 3,750 |
| Full renovation (new windows, rewire, replaster, new flooring, radiators) | GBP 250-GBP 500 | GBP 3,750-GBP 7,500 |
Common cost additions
- New skirting boards and architrave: GBP 10-GBP 25 per linear metre (supply and fit)
- New internal doors: GBP 150-GBP 400 each (supply and fit), more for solid timber or period-style
- New radiators: GBP 200-GBP 600 each (supply and fit), depending on size and style
- Engineered timber flooring: GBP 40-GBP 100 per sqm (supply and fit)
- Carpet: GBP 20-GBP 60 per sqm (supply and fit)
Whole house renovation costs
For a complete renovation — the kind where you strip the house back and do everything — costs are best expressed per square metre of floor area.
Cost per square metre by level of finish
| Level | Cost per sqm | 80 sqm house | 120 sqm house | 180 sqm house |
|---|---|---|---|---|
| Basic (habitable, clean, functional) | GBP 600-GBP 900 | GBP 48,000-GBP 72,000 | GBP 72,000-GBP 108,000 | GBP 108,000-GBP 162,000 |
| Mid-range (good quality finishes) | GBP 900-GBP 1,500 | GBP 72,000-GBP 120,000 | GBP 108,000-GBP 180,000 | GBP 162,000-GBP 270,000 |
| Premium (high-end finishes) | GBP 1,500-GBP 2,500 | GBP 120,000-GBP 200,000 | GBP 180,000-GBP 300,000 | GBP 270,000-GBP 450,000 |
| Luxury | GBP 2,500+ | GBP 200,000+ | GBP 300,000+ | GBP 450,000+ |
These figures include all labour, materials, and fittings for a comprehensive renovation: new kitchen, new bathrooms, rewire, replumb, new heating, replaster, new flooring, decoration, and new internal doors. They exclude:
- Extensions or structural additions
- Loft conversions
- External work (roof, windows, cladding)
- Professional fees
- Furniture and white goods beyond built-in kitchen appliances
- Contingency
What “whole house” typically includes
- Full electrical rewire and new consumer unit
- Full replumb with new copper or plastic pipework
- New central heating system or boiler replacement
- Replastering throughout
- New kitchen and bathroom(s)
- New flooring throughout
- New internal doors, skirting boards, and architrave
- Full redecoration
- New lighting throughout
Structural work costs
Structural changes are a significant cost driver. These are typical ranges:
| Work | Typical cost |
|---|---|
| Load-bearing wall removal with steel beam (single domestic span) | GBP 1,200-GBP 4,000 |
| Chimney breast removal (ground floor) | GBP 1,500-GBP 4,000 |
| New structural opening (door or window in external wall) | GBP 1,500-GBP 5,000 |
| Underpinning (per linear metre) | GBP 1,200-GBP 2,000 |
| Loft conversion (dormer) | GBP 40,000-GBP 65,000 |
| Single-storey rear extension (per sqm) | GBP 1,800-GBP 3,000 |
| Two-storey extension (per sqm) | GBP 1,500-GBP 2,500 |
Structural engineer fees are separate: GBP 400-GBP 1,200 for a standard domestic assessment and beam calculation.
Regional price variations
Location is one of the biggest factors in UK renovation costs. Labour rates vary significantly between regions, and availability of tradespeople also affects pricing.
Regional cost multipliers (approximate)
Use the costs in this guide as a baseline (they reflect national averages outside London), then adjust:
| Region | Multiplier | Notes |
|---|---|---|
| London (Zones 1-3) | 1.4x-1.7x | Highest labour rates, parking/access challenges add cost |
| London (Zones 4-6) | 1.2x-1.4x | Still above average, but less extreme |
| South East England | 1.1x-1.3x | Premium over national average |
| South West England | 1.0x-1.1x | Close to national average |
| Midlands | 0.95x-1.05x | Around the national average |
| North of England | 0.85x-0.95x | Below national average; good availability of trades |
| Scotland (Central Belt) | 0.9x-1.0x | Close to national average |
| Scotland (Highlands/Islands) | 1.0x-1.2x | Transport costs increase material prices |
| Wales | 0.85x-0.95x | Generally below national average |
| Northern Ireland | 0.85x-0.95x | Generally below national average |
These multipliers are approximate and vary by trade. Electricians and plumbers command more consistent rates nationwide because of certification requirements, while general builders and decorators show wider regional variation.
The London premium explained
London renovation costs are 40-70% higher than the national average for several reasons:
- Higher labour rates — tradespeople need higher income to cover London living costs
- Congestion and access — limited parking, parking permits, loading restrictions, and tight access increase time and complexity
- Skip/waste costs — skip hire and waste disposal are significantly more expensive in London
- Demand — high demand for tradespeople means less competition on price
- Property specifics — many London properties are Victorian terraces or conversions with complex layouts and period features
Material price tiers: where to spend and where to save
Not every element of your renovation needs premium materials. Smart renovators prioritise spending on items that affect daily use and durability, and save on items that are primarily cosmetic.
Where to invest in quality
- Worktops/countertops — you touch these daily. A good worktop lasts decades. Cheap laminate chips and stains.
- Bathroom fixtures — taps and shower valves get used multiple times a day. Cheap ones drip, stick, and look worn within years.
- Flooring in high-traffic areas — hallways and kitchens take heavy wear. Quality flooring lasts, cheap flooring doesn’t.
- Windows — good double or triple glazing pays for itself in energy savings and comfort. Poor windows cause condensation and heat loss.
- Boiler/heating system — a reliable, efficient boiler saves money every month and rarely causes problems. A cheap one breaks down when you need it most.
Where you can save without compromising
- Internal doors — a budget painted door looks almost identical to an expensive one once installed
- Skirting boards and architrave — MDF profiles are a fraction of the cost of solid timber and look the same when painted
- Cabinet handles and hardware — these are easy and cheap to upgrade later if your taste changes
- Light fittings — a wide range of good-looking options at budget prices
- Paint — mid-range paint from major brands covers well and lasts. You don’t need the most expensive option.
VAT on renovations
Understanding VAT is important for budgeting:
- Standard rate (20%) — applies to most renovation work on existing residential properties
- Reduced rate (5%) — applies to certain qualifying works including renovation of properties empty for over 2 years, installation of energy-saving materials, and conversions (e.g., commercial to residential)
- Zero rate (0%) — applies to new-build residential construction
Most homeowner renovations attract the standard 20% rate. All costs in this guide include VAT at 20% unless stated otherwise.
If you think your project may qualify for the reduced rate, discuss this with your contractor and consider getting advice from a VAT specialist. The rules are complex and getting them wrong can result in unexpected tax bills.
How to use these costs for budgeting
Step 1: Define your scope
List everything you want to do, room by room. Our guide on how to plan a home renovation walks you through this process in detail.
Step 2: Use the tables above to estimate costs
Add up the relevant cost ranges for each room. Use the mid-point of the range for your initial estimate, then adjust based on your material preferences and location.
Step 3: Add professional fees
Budget 10-15% for architect, structural engineer, party wall surveyor, and building control fees.
Step 4: Add contingency
Add 10-20% to the total for unexpected costs.
Step 5: Sense-check with contractors
Your estimate is a starting point, not a final figure. Get detailed quotations from at least three contractors and compare them with your estimate. If they’re significantly different, ask questions to understand why.
A worked example
Project: Renovate a 3-bed semi-detached house (100 sqm). New kitchen, new bathroom, rewire, replumb, replaster, new flooring throughout, full redecoration.
| Item | Estimated cost |
|---|---|
| Kitchen (mid-range remodel) | GBP 25,000 |
| Bathroom (mid-range remodel) | GBP 12,000 |
| Rewire | GBP 4,500 |
| Replumb | GBP 3,500 |
| New boiler | GBP 3,000 |
| Replaster throughout | GBP 5,000 |
| New flooring throughout | GBP 6,000 |
| New internal doors (7) | GBP 2,100 |
| Decoration throughout | GBP 3,500 |
| New skirting/architrave | GBP 2,000 |
| Subtotal | GBP 66,600 |
| Professional fees (12%) | GBP 8,000 |
| Contingency (15%) | GBP 10,000 |
| Total budget | GBP 84,600 |
This is a realistic mid-range whole-house renovation budget for a typical UK semi-detached property outside London. In London, add 40-70% to the subtotal.
When costs change: market factors
Renovation costs are not static. Several factors cause prices to fluctuate:
- Seasonal demand — spring and summer are the busiest seasons for builders. Prices and wait times increase. If you can schedule work for autumn or winter, you may find better availability and keener pricing.
- Material supply — global supply chain disruptions can cause sudden price increases in specific materials. Timber, steel, and concrete have all seen significant price swings in recent years.
- Energy prices — higher energy costs feed through to material manufacturing and transport, which eventually reaches consumer pricing.
- Regulatory changes — new building regulations requirements (such as updated energy efficiency standards) can add cost by requiring higher specification materials or additional work.
The costs in this guide reflect 2026 market conditions. For projects planned more than 6 months out, build in additional contingency to account for potential price movements.
Ready to budget your renovation?
Understanding costs is the first step to a successful renovation. The next step is creating a clear project brief that lets contractors give you accurate quotes for your specific project.
Join our early access to be the first to try Aikitektly — our free AI-powered renovation planning tool that helps you describe your project professionally, so you can get accurate quotes and stick to your budget.