House Refurbishment Cost London 2026: What You'll Really Pay

Understanding what type of refurbishment you need is the first step to getting an accurate cost estimate.

**Cosmetic/light refurbishment**: replaces surface finishes without changing the structure or M&E. Typically includes: redecoration throughout, new flooring, replacement kitchen units (but same layout), replacement bathroom suite (same position). No structural changes, no rewiring, no re-plumbing. Cost: £20,000–£60,000 for a typical 3-bed London terrace depending on specification.

**Medium refurbishment**: includes some first-fix works alongside cosmetic changes. Typically: partial rewire (new consumer unit, updating key circuits), partial re-plumbing, replastering in areas with damaged plaster, full new kitchen (potentially revised layout), new bathroom, new flooring throughout. No structural alterations. Cost: £45,000–£110,000 for a typical 3-bed London terrace.

**Full refurbishment**: strip back to bare walls and rebuild the interior. Includes: full rewire, full re-plumb, full replaster, all new joinery (doors, skirtings, architraves, staircases), new kitchen, all bathrooms, new flooring throughout, full decoration. Often includes damp treatment, structural repairs, roof repairs. Cost: £80,000–£180,000 for a typical 3-bed London terrace. £120,000–£280,000 for a larger 4–5 bed house.

**Structural refurbishment**: as above, plus structural alterations — load-bearing wall removal, new structural openings, new RSJ steelwork, chimney breast removal, new extensions. Cost: add £15,000–£60,000+ to the full refurbishment cost depending on the structural scope.

Breaking down a refurbishment by room helps with budgeting, especially where works are being phased.

• **Kitchen refurbishment (London, 2026)**:
• •Budget fit (same layout, budget units, client-supplied appliances): £8,000–£16,000
• •Mid-range (revised layout possible, mid-spec units, integrated appliances): £18,000–£35,000
• •High specification (bespoke or premium units, marble or stone worktops, quality appliances): £35,000–£80,000+
• •Note: structural work (removing a wall, installing an RSJ) is additional — £5,000–£15,000 depending on the opening

• **Bathroom refurbishment (London, 2026)**:
• •Budget (same position for all fittings, basic tiles, standard suite): £5,000–£9,000
• •Mid-range (repositioned fittings possible, quality tiles, walk-in shower): £9,000–£18,000
• •High specification (bespoke tiles, underfloor heating, premium sanitaryware, wet room): £18,000–£35,000+

• **En-suite bathroom**:
• •Budget: £4,000–£7,500
• •Mid-range: £7,500–£14,000
• •High specification: £14,000–£25,000

• **WC/cloakroom**:
• •Budget: £2,500–£4,500
• •Mid-range: £4,500–£8,000

• **Bedroom refurbishment** (redecoration, new flooring, repair works):
• •Per room, cosmetic: £2,500–£5,000
• •Per room, full plaster and remodel: £5,000–£12,000

• **Living room / reception room refurbishment**:
• •Cosmetic (decorate, new floor, cornice repairs): £3,500–£7,000
• •Full (replaster, cornice, fireplace, flooring): £8,000–£18,000

• **Hallway, stairs and landing**:
• •Cosmetic: £3,000–£6,000
• •Full (replaster, new staircase, new banister, new floor): £10,000–£25,000

Mechanical and electrical works are typically the most significant hidden cost in a London refurbishment — particularly in older Victorian and Edwardian properties where original wiring and plumbing may be decades out of date.

• **Full rewire (3-bed London terrace, 2026)**:
• •£8,000–£14,000 for the electrical works themselves
• •Includes: new consumer unit (metal split-board, RCD protection, RCBO protected circuits), rewire of all circuits throughout, new sockets, switches and light fittings throughout
• •In a fully stripped refurbishment, wiring is installed before plastering — the most cost-effective sequence
• •In an occupied or partially occupied property, rewiring is more disruptive and may cost 20–40% more

• **Consumer unit replacement only (no full rewire)**:
• •£900–£1,800 for a new metal consumer unit, installed

• **Full re-plumb (3-bed London terrace, 2026)**:
• •£9,000–£16,000 for a full re-plumb in an empty property
• •Includes: new cold water supply and pressurised hot water system (unvented cylinder or combi boiler upgrade), new central heating pipework, new radiators, new bathroom and kitchen supply and waste runs
• •Re-plumbing is most cost-effective when the property is empty and walls are open

• **Boiler replacement only**:
• •New combi boiler installed: £2,000–£4,500 (supply and installation, exclude flue modification)

• **Underfloor heating (per room, wet system)**:
• •Ground floor (screed-based): £80–£150/m² installed including screed
• •First floor (overlay/electric): £50–£90/m² installed

**Note on sequencing**: in a full refurbishment, first-fix electrical and plumbing works must be completed before plastering begins. Plastering covers the cables and pipes. Changing the layout of sockets, switches, or pipework after plastering is expensive — agree the design fully before first-fix begins.

London's Victorian and Edwardian housing stock comes with specific issues that are frequently underestimated or omitted from refurbishment budgets until they are discovered on site.

• **Damp and tanking**:
• •Rising damp treatment (ground floor walls of Victorian terrace): £3,000–£8,000 typically
• •Basement/lower ground floor tanking (full waterproofing): £8,000–£25,000 depending on area
• •Damp survey: £250–£600 before starting a refurbishment — essential for budgeting

• **Asbestos**:
• •Victorian properties are unlikely to contain asbestos, but post-war London properties (1950s–1985) often do. Common locations: textured ceiling coatings (Artex), floor tiles, pipe insulation, roofing materials
• •Asbestos survey: £250–£500 for a management survey
• •Asbestos removal and disposal: £1,000–£8,000+ depending on type and volume

• **Roof repairs**:
• •Victorian terraces frequently require roof repairs alongside a refurbishment — slipped or broken slates, lead valley renewal, ridge re-pointing
• •Partial roof repair (replace slates, re-point ridge): £2,000–£6,000
• •Full re-roof (new felt, battens, slates): £8,000–£18,000 for a typical terrace

• **Chimney breast removal**:
• •Removing a chimney breast (one stack, both floors): £3,000–£6,000
• •Structural engineer required to design the support arrangement

• **Joist or floor repair**:
• •Repair or replace damaged floor joists (typically from woodworm or wet rot in poorly maintained properties): £2,000–£12,000 depending on extent

These are realistic all-in costs for London refurbishments in 2026, including labour, materials, project management, and specialist subcontractors but excluding VAT, kitchen supply, and appliances (supplied by client per rcbGroup standard terms):

**1-bed flat, light refurbishment (cosmetic + new bathroom + decorate)**: £22,000–£38,000

**1-bed flat, full refurbishment (rewire, re-plumb, replaster, new kitchen, new bathroom)**: £38,000–£65,000

**2-bed flat, full refurbishment**: £48,000–£82,000

**2-bed Victorian terrace, medium refurbishment**: £55,000–£85,000

**3-bed Victorian terrace, full refurbishment**: £90,000–£145,000

**3-bed Victorian terrace, full refurbishment + structural (wall removal, new openings)**: £110,000–£175,000

**4-bed Victorian semi, full refurbishment**: £130,000–£200,000

**Large Victorian house (5+ bed, 200m²+), full structural refurbishment**: £200,000–£400,000+

**Investor/BTL refurbishment (3-bed, functional quality, fast programme)**: £55,000–£85,000

**HMO conversion refurbishment (3-bed to 6-bedroom licensed HMO)**: see HMO conversion guide

⚠️ Disclaimer: these are 2026 London market estimates based on completed projects and current material and labour costs. Actual costs for your project will depend on the specific scope, specification, site conditions, and procurement route. A detailed estimate can only be provided after a site visit and receipt of drawings or a confirmed scope.