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 GBP 90,000-GBP 180,000 depending on specification and structural reconfiguration.
Larger 4-5 bedroom properties and detached homes typically run GBP 180,000-GBP 350,000 for full refurbishment. High-specification whole-house renovation including bespoke joinery, premium kitchens and luxury bathrooms can reach GBP 400,000-GBP 700,000+ on substantial properties.
HMO conversions of standard terraces typically run GBP 80,000-GBP 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 GBP 8,000-GBP 18,000 depending on property size. Plumbing and heating typically GBP 12,000-GBP 25,000 including new boiler, unvented cylinder and full first/second fix. Kitchen and bathrooms typically GBP 20,000-GBP 60,000 combined depending on specification. Structural reconfiguration GBP 15,000-GBP 60,000 depending on number of steels and walls removed. Plastering, decoration and second fix typically GBP 25,000-GBP 50,000 across the property.
On top of those, joinery (skirtings, architraves, doors, staircase work) typically GBP 8,000-GBP 25,000. Flooring GBP 6,000-GBP 20,000. External works (rendering, repointing, roof repairs) variable but commonly GBP 5,000-GBP 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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