House Refurbishment Cost London — Honest 2025 Guide
A partial refurbishment starts from £20,000. A full 3-bed Victorian terrace renovation runs £70,000–£120,000. A large house or premium spec reaches £200,000+. Here is what each level actually covers.
House refurbishment costs by scope
All figures include labour and first-fix materials. Second-fix materials — tiles, sanitaryware, kitchen units, floor coverings — are client-supplied unless specifically stated. This is RCB's standard position.
Partial Refurbishment
Rental property upgrades before letting or sale. Ground floor refurb before an extension. Properties in reasonable condition that need targeted improvement.
Targeting specific areas — ground floor only, single bathroom, kitchen plus living space, or a flat with cosmetic and M&E updates. Not a full strip; selective improvement of priority areas.
✓ TYPICALLY INCLUDED
- ✓Strip-out of targeted areas
- ✓Partial electrical update — consumer unit, circuits in scope
- ✓Plumbing update in scope areas
- ✓Replastering where required
- ✓New flooring in scope rooms (client supplies material)
- ✓Kitchen or bathroom installation if in scope
- ✓Decorating — scope rooms
- ✓Skirtings and internal joinery where replaced
✗ NOT INCLUDED
- ✗Rooms or areas out of scope
- ✗Tiles, flooring, sanitaryware (client-supplied)
- ✗Kitchen units and appliances (client-supplied)
- ✗Full rewire or full re-plumb if not in scope
2-Bed Flat Full Refurbishment
Investor purchases or long-term landlords refreshing between tenancies. Probate or inherited properties. Flats that have not been updated in 10+ years.
Complete interior strip and refurbishment of a 2-bedroom flat — new electrics, new plumbing, replastering, kitchen, bathroom, flooring, decorating. Ready to let or sell.
✓ TYPICALLY INCLUDED
- ✓Full strip-out and disposal
- ✓Full electrical rewire — new consumer unit, sockets, lighting, smoke detection
- ✓Full re-plumb — new pipework, radiators, hot water
- ✓Replastering throughout
- ✓Kitchen installation (client supplies units and appliances)
- ✓Bathroom renovation (client supplies sanitaryware and tiles)
- ✓Hard flooring throughout (client supplies material)
- ✓Internal doors, skirtings, architraves
- ✓Full decorating — walls, ceilings, woodwork
✗ NOT INCLUDED
- ✗Kitchen units, worktops, appliances (client-supplied)
- ✗Sanitaryware, tiles, taps (client-supplied)
- ✗Floor materials (client-supplied)
- ✗Carpet (RCB does not supply or install carpet)
- ✗Structural alterations (priced separately if required)
3-Bed Victorian Terrace — Full Refurb
The most common full refurbishment project for RCB. Victorian terraces make up a huge proportion of London's housing stock and many haven't been properly upgraded in decades. This scope addresses the whole property.
Full refurbishment of a typical 3-bedroom London Victorian terrace — complete M&E replacement, structural alteration if opening up ground floor, new kitchen, 1–2 bathrooms, flooring throughout, decorating.
✓ TYPICALLY INCLUDED
- ✓Full strip-out to brick or stud
- ✓Structural alteration — ground floor opening if required
- ✓Full rewire including consumer unit, EV charger prep if required
- ✓Full re-plumb — new pipework, radiators, megaflo or combi boiler replacement
- ✓Replastering throughout all rooms
- ✓New kitchen (client supplies kitchen)
- ✓2 bathrooms — full renovation (client supplies sanitaryware and tiles)
- ✓Hard flooring throughout — LVT or engineered wood (client supplies)
- ✓Internal doors, skirtings, architraves throughout
- ✓Staircase refurbishment or replacement if required
- ✓Full decorating — all rooms, ceilings, woodwork
- ✓External — pointing, minor repairs, waste clearance
✗ NOT INCLUDED
- ✗Kitchen units, worktops, appliances (client-supplied)
- ✗Sanitaryware, tiles, taps (client-supplied)
- ✗Floor materials (client-supplied)
- ✗Carpet
- ✗Loft conversion or extension (separate project)
- ✗Planning fees if structural works require planning
Large House / Premium Refurbishment
High-value London properties where the specification level matches the property value. Frequently combined with loft conversion, rear extension, or basement works as part of a comprehensive transformation.
4–5 bedroom houses, basement inclusion, high specification finishes, bespoke joinery, underfloor heating, premium M&E, and full design coordination. Often combined with extension works.
✓ TYPICALLY INCLUDED
- ✓Full scope as per 3-bed level above
- ✓Underfloor heating — zoned, with manifold
- ✓Premium M&E — smart lighting prep, audio wiring, data points
- ✓Bespoke joinery — built-in wardrobes, alcove shelving, media wall
- ✓High-spec bathroom finishes — large format tiling, wet room, freestanding bath
- ✓Staircase replacement — bespoke balustrade
- ✓External works — landscaping prep, bin store, front garden
✗ NOT INCLUDED
- ✗Sanitaryware, tiles, kitchen (client-supplied — specification agreed at scoping)
- ✗Floor materials
- ✗Extension or loft conversion (priced as separate project)
- ✗Architect and structural engineer fees
What affects the cost of a house refurbishment in London?
Six factors that move the final figure.
Property size
HighMore rooms, more floor area, more M&E to replace. A 4-bed detached costs significantly more than a 2-bed flat even at the same specification level.
Current condition
HighProperties untouched for 30+ years, with lath-and-plaster walls, lead pipework, or original fuse boxes require more preparation and more making good. Condition drives labour cost.
Full M&E replacement
HighA full rewire and full re-plumb is a significant cost within any refurbishment. If the electrics and plumbing are already in good order, this can be reduced — if not, it cannot be avoided safely.
Structural alterations
Medium–HighOpening up ground floor rooms, removing chimney breasts, or altering the staircase position all add structural engineer costs and steel, plus making good.
Specification level
VariableA functional but clean finish and a high-end finish have similar labour costs for plastering and electrics — but very different costs for tiles, sanitaryware, flooring, and joinery. Client-supplied materials drive this.
Whether property is occupied
Low–MediumVacated properties allow faster sequencing, earlier starts, and more efficient programme. Occupied properties add logistical complexity that can extend programme by 20–30%.
⚠️ About these figures
These are ballpark ranges based on completed London projects and current market conditions (2025). They are not formal quotations. Actual costs depend on your specific property, its condition, the extent of M&E replacement required, and the specification level you choose. A detailed estimate is only produced after a site survey and review of any available drawings or survey reports. Costs may be higher or lower once we have assessed your project properly — that is normal and expected. It is a refinement based on real information.
House refurbishment cost — frequently asked questions
How much does a full house refurbishment cost in London?
A full house refurbishment in London costs £60,000–£150,000+ depending on house size, current condition, and specification level. A 2-bedroom flat refurbishment typically runs £25,000–£50,000. A full 3-bedroom Victorian terrace refurbishment — including new kitchen, bathrooms, electrics, plumbing, plastering, and decorating — typically costs £70,000–£120,000. Larger properties or those requiring significant structural or M&E work can exceed £150,000. These are real figures from London projects completed by RCB Design & Build.
What does a full house refurbishment include?
A full house refurbishment typically includes: strip-out and demolition of existing finishes, full electrical rewire, full re-plumbing, structural alterations where required, replastering throughout, new kitchen installation, new bathroom(s), new flooring, internal joinery (doors, skirtings, architraves), decorating, and external works if included. Second-fix materials — tiles, sanitaryware, kitchen units, floor coverings — are client-supplied in RCB's standard scope.
How long does a house refurbishment take?
A 2-bedroom flat refurbishment typically takes 8–14 weeks. A 3-bedroom house refurbishment takes 14–20 weeks depending on scope. A full refurbishment of a 4-bedroom house with structural works, new kitchen, multiple bathrooms, and full M&E replacement can take 20–30 weeks. Programme is agreed before work starts and shared with you in writing.
Do I need to move out during a house refurbishment?
For a partial refurbishment (single room or floor), you can often stay — we work around you. For a full house refurbishment involving the kitchen, bathrooms, electrics, and floors throughout, it is almost always more practical and faster to vacate. We discuss this at the pre-construction stage and help you plan accordingly.
What is the difference between a refurbishment and a renovation?
The terms are used interchangeably in the UK construction industry. At RCB, we use 'refurbishment' to describe any scope that updates an existing property — from a single room through to a complete interior strip and rebuild. The scope, extent of M&E work, and structural complexity determine the price — not the label.
Does RCB install carpet as part of a refurbishment?
No. RCB does not supply or install carpet. We install hard flooring — engineered wood, LVT, tile, or solid wood — which we can include in the scope with materials client-supplied. If you want carpet in certain rooms, you would arrange this separately with a flooring contractor after our works are complete.
Get a free estimate for your refurbishment
Tell us about your property, its current condition, and what you want to achieve. We'll respond within a few hours with a realistic budget range and arrange a free site visit.