A full house refurbishment is one of the most variable construction projects you can undertake. The cost range is genuinely wide — from £35,000 for a studio flat to £150,000+ for a large family home — and the gap is driven by decisions that are entirely within your control. This guide explains what a realistic budget looks like for different property types in London, and what drives the price.
Full house refurbishment costs in London by property type (2026)
Studio or 1-bedroom flat — £35,000 to £55,000
A full refurbishment of a studio or 1-bed flat (50–55m²) typically covers: complete strip-out, first-fix electrical rewire and consumer unit upgrade, first-fix plumbing and new boiler, plastering throughout, new kitchen installation, new bathroom, joinery and second-fix, decoration. Second-fix materials are client-supplied.
2-bedroom flat — £50,000 to £75,000
A standard 2-bedroom flat (60–75m²) with the same scope as above. The range reflects finish levels, the age of the building, and whether the existing system condition requires a full rewire versus a partial upgrade.
3-bedroom terraced house — £75,000 to £110,000
A full refurbishment of a mid-terrace London house (typically 80–100m²) covering all floors. Key cost drivers at this size: the extent of the structural alterations involved (such as a kitchen opening or chimney breast removal), whether the heating system is being completely replaced, and whether external works (roof, pointing, or drainage) are included.
4-bedroom house or large semi-detached — £100,000 to £150,000+
Larger properties have proportionally higher costs due to more rooms, more M&E to replace, and longer programme on site. Properties above 120m² that have not been touched for 20+ years often require more extensive work than anticipated — particularly on older heating systems, electrical infrastructure, and drainage.
HMO — £80,000 to £140,000
A full refurbishment for a 5–8 room HMO involves all of the above, plus fire safety compliance: fire doors, fire alarm system, emergency lighting, and compartmentation. This is a significant additional cost that must be factored in from the outset.
What a full refurbishment typically includes
Strip-out and enabling works — removing old kitchens, bathrooms, flooring, carpets, and any partitions that are changing. This stage also involves checking for asbestos, which is present in many properties built before 2000 (particularly Artex ceilings and floor tiles from the 1970s and 1980s).
Structural alterations — wall removals, new steel beams, or new structural openings that change the layout. These are costed separately because they require a structural engineer's involvement and additional Building Control inspection.
Groundworks and drainage — if the project involves relocation of drainage, a new soil stack, or external drainage improvements, these are significant cost items. Drainage surveys are strongly recommended before finalising a refurbishment scope.
First-fix electrics — a full rewire replaces every circuit in the property, installs a new consumer unit, and sets up circuits for lighting, sockets, oven, cooker hood, and any underfloor heating. An older property that has not been rewired since the 1970s or 1980s almost always needs a full rewire to meet current Part P requirements.
First-fix plumbing and heating — new boiler installation, replacement of pipework, and preparation for new bathroom and kitchen connections. If the property is being converted to underfloor heating (increasingly common in refurbishments), this stage is significantly more extensive.
Thermal insulation — internal wall insulation, loft insulation top-up, and floor insulation where required. Energy efficiency requirements in Building Regulations have tightened significantly and must be met on any project requiring Building Control sign-off.
Plastering and screeding — full skim plaster to all walls and ceilings, or patch plaster where walls are in good condition. Liquid screed to floors where underfloor heating is installed.
Second-fix carpentry and fit-out — skirting boards, door linings, internal doors, window boards, and built-in storage. At RCB, second-fix materials are client-supplied unless specifically agreed otherwise.
Kitchen and bathroom installation — fitting client-supplied kitchen units and bathroom suites. RCB does not supply kitchens, bathrooms, or flooring as standard — clients choose their own finishes and we install them.
Decoration — internal painting and decorating throughout. External decoration is costed separately.
What drives the cost up
The condition of the existing property. A property that has been regularly maintained and partly modernised costs less to refurbish than one untouched for 30 years. Older properties often have hidden issues: undersized electrical cables, lead pipework, asbestos-containing materials, and structural deficiencies that only become visible once work begins.
Layout changes. A refurbishment that keeps the existing room layout is significantly cheaper than one that removes walls, creates open-plan spaces, or relocates kitchens and bathrooms. Every plumbing relocation involves re-routing soil stacks and drainage — which adds cost and programme.
Specification level. The quality of kitchen units, bathroom fittings, doors, and flooring varies enormously. Two properties of identical size can have refurbishments that cost £50,000 apart based on specification alone. We help clients understand which specification decisions add genuine value and which are purely cosmetic.
M&E upgrade extent. A full electrical rewire plus new heating system plus underfloor heating plus new bathrooms and kitchen is a fundamentally different project from a cosmetic redecoration. M&E (mechanical and electrical) work often accounts for 30–40% of the total refurbishment cost on older London properties.
What is NOT included in a standard refurbishment estimate
- Second-fix materials: flooring, tiles, light fittings, socket faceplates — client-supplied at RCB
- Kitchen units and appliances — client-supplied
- Bathroom sanitary ware and fittings — client-supplied
- Carpets — RCB does not install carpet
- Structural engineer fees — coordinated but billed separately
- Planning fees (where layout changes require planning permission)
- External works unless specifically included in scope
How to get an accurate price
A ballpark figure can be given based on property size and the scope you describe. A detailed fixed-price estimate requires a site visit and a clear specification of what is and is not included.
The most important thing you can do before getting quotes is decide what is and is not in scope. Is the loft included? Are you changing the kitchen layout or just refitting it in the same position? Are you adding an extension as part of the same project? The clearer your scope, the more comparable and reliable any quotes you receive will be.
Figures in this article are based on London market conditions as of Q3 2026. Your actual cost will depend on your property, scope, and specification.