Full House Refurbishment in London: What It Costs, What It Covers, and How to Plan It
A full house refurbishment — stripping a property back to its structural shell and rebuilding the interior to a modern standard — is the largest and most complex residential project type. When done well, it transforms a neglected or dated property into a home that will need minimal work for the next 25–30 years. This guide covers what it involves, how long it takes, and what it costs in London in 2026.
What "Full Refurbishment" Actually Means
The term is used loosely. At its most comprehensive, a full house refurbishment includes:
- Full strip-out: removal of all existing finishes, fixtures, and fittings down to the structural shell
- Structural alterations: wall removals, new openings, chimney breast alterations
- Asbestos removal (essential in pre-2000 London properties before strip-out)
- Full electrical rewire including new consumer unit
- Full plumbing replacement including new boiler and heating system
- New first fix throughout (electrics, plumbing, carpentry)
- Plastering throughout (new plasterboard where required, skim throughout)
- New flooring throughout
- New kitchen and bathrooms
- New internal doors, skirting boards, and architraves
- Full external fabric repair (repointing, roof, windows where needed)
- Full internal decoration
- External decoration
Not every full refurbishment covers all of these — the scope depends on the property condition, the homeowner's budget, and what is structurally and aesthetically necessary.
Typical Programme
A full refurbishment of a three-bedroom Victorian terrace in London typically takes:
| Phase | Duration |
|---|---|
| Pre-construction (planning, structural, Building Control) | 8–16 weeks |
| Strip-out and enabling works | 1–2 weeks |
| Structural alterations | 2–4 weeks |
| First fix (electrics, plumbing, carpentry) | 3–5 weeks |
| Plastering | 2–3 weeks |
| Plaster drying | 3–5 weeks |
| Second fix (electrics, plumbing, kitchens, bathrooms) | 4–6 weeks |
| Flooring, tiling, decoration | 3–5 weeks |
| Snagging and completion | 1–2 weeks |
| Total on site | 19–32 weeks |
For a four-bedroom house, add 4–6 weeks. For a property with major structural alterations or an extension incorporated, add further.
Cost Ranges (London, 2026)
Full refurbishment costs vary enormously based on property size, structural complexity, specification level, and scope:
| Property Size | Entry Level | Mid Specification | Premium |
|---|---|---|---|
| 1–2 bed flat (50–70m²) | £60,000–£100,000 | £90,000–£150,000 | £150,000–£250,000 |
| 3 bed terrace (90–120m²) | £120,000–£180,000 | £160,000–£250,000 | £250,000–£400,000 |
| 4 bed semi/detached (140–180m²) | £180,000–£280,000 | £240,000–£380,000 | £380,000–£600,000 |
Note: All figures exclude second-fix materials (kitchen units, tiles, flooring, sanitaryware, light fittings, door furniture) which are client-supplied under RCB's standard scope.
What Drives Cost Up or Down
Property condition: A property that has been occupied and maintained costs less to refurbish than one that has been empty, neglected, or has significant structural problems. Hidden conditions — rot, asbestos, drainage collapse — are the most common source of budget overrun in full refurbishments.
Structural scope: Adding a rear extension, removing multiple loadbearing walls, or converting the loft simultaneously with a full refurbishment increases cost but creates significant economies compared to doing each project separately at different times.
Specification level: Kitchen and bathroom specification is the single largest driver of finish cost variation. A contractor-installed, client-supplied kitchen can range from £3,000 (IKEA) to £50,000+ (bespoke joinery) for units alone.
Ground floor type: Solid concrete ground floors (common in 1960s–1980s property) are significantly cheaper to refurbish than suspended timber ground floors, which may require replacement of joists, new insulation, and new floor boards before flooring is installed.
M&E complexity: Relocating the boiler, installing underfloor heating, adding CCTV, home automation, or structured cabling significantly increases cost.
Managing a Full Refurbishment
The biggest risk in a full London house refurbishment is scope creep and hidden conditions.
Contingency: Budget a minimum of 15% contingency. On a property that has not been occupied for several years, budget 20%. Hidden conditions — asbestos, structural movement, undiscovered drainage problems, inadequate foundations — are the rule rather than the exception.
Living arrangements: A full house refurbishment is almost always done with the property empty. Attempting to live in a property during a full refurbishment is extremely disruptive and typically slows the project by 20–30%.
Decision-making: A full refurbishment involves hundreds of decisions — tiles, fittings, switches, flooring, paint colours, door hardware. Slow decision-making delays the programme. The most effective approach is to make as many decisions as possible before the project starts and to have a clear escalation process for on-site decisions.
Single point of contact: Use a principal contractor who manages all trades rather than self-managing multiple separate contractors. The complexity of a full refurbishment requires someone on site daily who knows the whole scope.
RCB Design & Build
RCB delivers full house refurbishments across London as a principal contractor. We manage all trades from strip-out to completion, coordinate all professional appointments, and provide a single point of accountability throughout. Our detailed scope documents, programme management, and weekly client communication ensure the project runs as planned. Contact us to discuss your full house refurbishment.