What is included in a whole-house renovation?

A typical full renovation includes full electrical rewire, complete replumbing and new heating system, new plasterwork throughout, new kitchen and bathrooms, new floor finishes, window and door replacements, and full decoration. It excludes extensions, loft conversions and major structural changes — which are priced separately.

Whole-House Renovation Cost Calculator

Q: How much does a whole-house renovation cost in London?

A light cosmetic renovation in London costs roughly £300–£900 per m² depending on spec. A moderate renovation (rewire, replumb, new heating plus cosmetic) costs £600–£1,700 per m². A full gut renovation back to shell costs £900–£2,500 per m². A structural overhaul with layout changes can reach £1,200–£3,500+ per m². These are broad indicative ranges — actual costs depend heavily on the existing condition of the property and site-specific factors.

Q: How accurate is this calculator?

This is a broad planning guide only — not a quote. Whole-house renovation costs are among the most variable of any building project because they depend entirely on the existing condition of the property. A recently modernised house and a structurally sound Victorian terrace that has never been touched can produce costs that differ by a factor of two or more for the same m² figure. Only a formal survey and tender following a site visit gives you a reliable figure.

Get an indicative per-m² budget range for a full London property refurbishment. Enter your property type, floor area, scope of works and spec level — and get a realistic cost range with breakdown in under two minutes.

Calculate your renovation cost

Answer four questions for an indicative budget range. All figures are London market rates for 2026 and exclude VAT, extensions and professional fees.

Step 1 of 4

What type of property are you renovating?

Step 2 of 4

What is the total internal floor area?Include all floors. Use the gross internal area (GIA) — the total floor area within the external walls.

Total floor area (m²)

Typical sizes: 1-bed flat 45–55 m² · 2-bed flat 60–80 m² · 2-bed terrace 70–90 m² · 3-bed terrace 90–120 m² · 4-bed semi 110–150 m² · 4-bed detached 140–200 m²

Step 3 of 4

What is the scope of the renovation?Choose the option that best describes the level of work. This is the biggest single driver of cost.

Step 4 of 4

Spec level and boroughThese affect the final cost — choose the option that best matches your intended finish.

Your London borough

Budget guide range (ex-VAT)

— Indicative only · London market rates 2026 · wide range reflects real-world variation

Item	Low estimate	High estimate

VAT (20%): Not included above. Standard building work is subject to 20% VAT. Certain qualifying conversions (e.g. converting a house unused for 2+ years, or from commercial to residential) may attract a reduced 5% rate — your builder or accountant can advise.

Not included in this estimate: Extensions, loft conversions or basement works (use the relevant calculators for these). Also excludes landscaping, external works beyond the property boundary, and professional fees.

This tool uses typical London per-m² rates for 2026 as a broad planning guide. The condition of existing plasterwork, electrics, pipework, drainage and structural elements can add substantial unforeseen cost. A formal schedule of works and tender following a detailed site survey is the only reliable basis for committing to a project.

Get a free site survey & quote →

What does a whole-house renovation cost in London in 2026?

Whole-house renovations are the most variable of all building projects in terms of cost — more so than extensions or loft conversions, where the scope is relatively predictable. With a renovation, the existing condition of the property is the dominant cost factor. A property that has been well maintained and partially updated is a very different proposition from an untouched Victorian terrace with original knob-and-tube wiring and no central heating.

The four scope levels below represent the main cost tiers. The difference between a light refresh and a full gut renovation of the same property is typically a factor of three to five. Understanding which category your project falls into is the most important step before speaking to a builder.

London whole-house renovation costs by scope

Scope	What it includes	Broad cost range (per m², ex-VAT)
Light refresh	New kitchen/bathroom, flooring, decoration	£300–£900 per m²
Moderate renovation	Refresh + full rewire, replumb, new heating	£600–£1,700 per m²
Full gut renovation	Strip to shell, all new M&E, plaster, kitchen, baths, windows	£900–£2,500 per m²
Structural overhaul	Full gut + walls removed, layout changed	£1,200–£3,500+ per m²

Per-m² rates above span standard to high-end spec across all London boroughs. For a specific estimate based on your property, use the calculator above.

What drives renovation costs higher than expected?

The biggest surprises in renovation projects — the ones that bust budgets — typically come from things that are only visible once walls are opened up:

Drainage and waste: Old lead or clay pipework often needs full replacement once disturbed. Soil stack relocation is expensive.
Electrical system: Older properties (pre-1970) often have wiring that cannot be extended or connected to safely — requiring a full rewire even if that was not originally planned.
Damp and rot: Sub-floor timbers, wall plates and window frames in older properties frequently require replacement once exposed.
Structural movement: Cracked lintels, settled foundations or previous poor-quality work may need remediation before the renovation can proceed.
Asbestos: Properties built before 1999 may contain asbestos-containing materials in artex, floor tiles, pipe lagging and more — requiring licensed removal.

A good builder will identify as many of these risks as possible during a site survey before tendering. Experienced London builders are familiar with the typical condition of Victorian and Edwardian stock. Always budget a 15% contingency for a renovation project, and treat it as real money.

Ready for a proper quote?

A renovation budget needs a real site survey — not just an online calculator. Contact us to book a free site visit and get a detailed, itemised tender based on the actual condition of your property.

Get a Free Site Visit & Quote →

More free London building tools

Frequently Asked Questions

How much does a whole-house renovation cost in London?

It depends entirely on the scope and existing condition of the property. A cosmetic refresh of a mid-terrace in London costs roughly £300–£900 per m² depending on spec — so a 100 m² house would be £30,000–£90,000. A full gut renovation of the same house costs £900–£2,500 per m², putting the total at £90,000–£250,000. A structural overhaul with layout changes can reach £1,200–£3,500+ per m². Use the calculator above for a range based on your specific inputs.

Does a renovation increase property value in London?

A well-executed full renovation typically adds more value than it costs in most London postcodes, particularly in inner London where property values are high relative to renovation costs. A full gut renovation can add 20–35% to the value of a poorly maintained property. However, over-specifying for the street (spending £200,000 renovating a house where the uplift is only £100,000) is a common mistake. A local estate agent's view on the ceiling value for the street is essential context before committing to a high-spec renovation.

Do I need planning permission to renovate?

Internal renovations generally do not require planning permission. However, Building Regulations approval is required for structural changes (removing load-bearing walls, new lintels), full electrical rewires (Part P), significant plumbing work, and new windows if materially different from what was there. If the property is listed, almost all internal works require listed building consent. Conservation area restrictions apply to external works. Always check with your local authority if unsure.

Should I move out during a whole-house renovation?

For a full gut renovation, moving out is strongly recommended — and for a structural overhaul, it is usually necessary. Living on a full renovation site is disruptive, slows the build down significantly and can cause health issues (dust, fumes). For a moderate renovation or light refresh, it is often possible to remain in the property, particularly if the kitchen and bathrooms can be sequenced so one is always usable. Discuss the phasing plan with your builder at the outset.

How accurate is this calculator?

This is a broad planning guide only — not a quote. Renovation costs are among the most variable of any building project because the existing condition of the property dominates the cost. A property in poor condition can cost twice as much per m² to renovate as a similar property in good condition. This calculator cannot account for hidden structural issues, existing services condition, access constraints, asbestos or other site-specific factors. Only a formal survey and tender following a detailed site visit gives you a reliable figure.

By My Local London Builder Team · Last updated May 2026 · All figures ex-VAT · Broad guide only — obtain formal quotes before committing.