2026 full refurbishment cost ranges
A standard 3-bed terrace full refurbishment in 2026 — including new electrics, plumbing, kitchen, two bathrooms, replastering and decoration — typically runs £90,000–£180,000 depending on specification and structural reconfiguration.
Larger 4–5 bedroom properties and detached homes typically run £180,000–£350,000 for full refurbishment. High-specification whole-house renovation including bespoke joinery, premium kitchens and luxury bathrooms can reach £400,000–£700,000+ on substantial properties.
HMO conversions of standard terraces typically run £80,000–£150,000 including HMO-compliant fire compartmentation, fire-rated doors and individual room provisions.
Cost drivers in full refurbishment
Five elements dominate refurbishment cost. Electrical rewires run £8,000–£18,000 depending on property size. Plumbing and heating typically £12,000–£25,000 including new boiler, unvented cylinder and full first/second fix. Kitchen and bathrooms typically £20,000–£60,000 combined depending on specification. Structural reconfiguration £15,000–£60,000 depending on number of steels and walls removed. Plastering, decoration and second fix typically £25,000–£50,000 across the property.
On top of those, joinery (skirtings, architraves, doors, staircase work) typically £8,000–£25,000. Flooring £6,000–£20,000. External works (rendering, repointing, roof repairs) variable but commonly £5,000–£15,000.
Why refurbishments overrun — and how to prevent it
Refurbishment projects overrun more often than new-build extensions because the existing condition is never fully known until strip-out exposes it. Hidden electrical issues, rotten timbers, undersized soil stacks and damp courses are common discoveries.
The defence against overrun is twofold. First, proper pre-construction surveys including damp and timber, drainage, electrical condition and asbestos. Second, a defined contingency held by the client (not the contractor) and a written variation procedure agreeing scope changes in writing before they’re executed.
On our projects we recommend a 10% client-held contingency on full refurbishments and a written variation register signed weekly.
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