Kitchen Renovation Cost London 2025: What a Real Kitchen Project Costs

**The four main types of kitchen project in London**:

**Type 1 — Kitchen unit replacement** (no structural change, same layout):

The most straightforward project: existing units are removed, new units fitted in the same positions, existing tiles removed and retiled (or kept), worktops replaced.

*What changes*: Kitchen units (RIP and replace); worktops; taps; possibly a new sink position within the existing run; new electrical sockets repositioned or added; new splashback tiles or paint. *What doesn't change*: Layout, drainage positions, gas pipe positions (if gas hob), main electrical consumer unit connections.

Construction (labour + first-fix materials) cost: £4,000–£8,000 Client-supplied: New kitchen units, worktops, sink, tap, appliances, splashback tiles

**Type 2 — Full kitchen renovation** (same layout, full refurbishment):

Full strip-out back to the structural walls; replastering or board and skim; new flooring substrate; new M&E first fix (plumbing repositioned within the kitchen run; new electrical consumer unit connections; new extraction duct route); new tiling; kitchen units installed.

*What changes*: Everything visible and much of the hidden first-fix; the layout stays the same. *Why more expensive than Type 1*: The quality of the result is fundamentally different when the underlying substrate is also renewed — no damp patches, no misaligned tiles over original tiles, no compromised junction between new units and old floor.

Construction cost: £8,000–£15,000 Client-supplied: Kitchen units, worktops, sink, tap, appliances, floor finish, tiles

**Type 3 — Kitchen renovation with structural opening**:

The most common London kitchen project — a full kitchen renovation (Type 2) plus removal of one or more load-bearing walls to create an open-plan kitchen-dining or kitchen-living space. The structural works (temporary support, steel beam installation, new opening, making good) are the dominant cost element.

*What changes*: All of Type 2, plus wall removal and steel installation. *Structural steel and temporary support*: The primary structural cost. A typical rear-wall removal spanning 4–5m requires an RSJ steel beam (typically 203 × 203 UC or 254 × 146 UB depending on load), temporary Acrow propping, padstones at bearing points, steel painting, and new plaster jambs and ceiling making good. Structural engineer specification required. Cost: £3,000–£8,000 depending on span and load.

Construction cost: £12,000–£28,000 (kitchen renovation + single structural opening) Construction cost with multiple openings: £18,000–£38,000 Client-supplied: Kitchen units, worktops, sink, tap, appliances, floor finish, tiles

**Type 4 — Kitchen extension with full renovation**:

As Type 3, but the rear wall is removed and replaced with a new extension that adds 15–30m² of floor area. The kitchen renovation is integrated into the extension design. See rear-extension-cost-london for extension costs.

Construction cost (extension + kitchen renovation, no kitchen supply): £55,000–£90,000 depending on size and specification

**The key cost drivers across all types**:

• •*Layout changes*: Moving the sink to a different wall requires re-routing the soil pipe run — straightforward in a house with a timber floor void; much more complex (and expensive) in a ground-floor flat with a concrete floor. Moving gas supplies also adds gas engineer cost.
• •*Extraction duct route*: Kitchen extraction must discharge to outside air — not into a ceiling void. In terraced houses where the kitchen is at the front of the house, the extraction duct may need to run 4–8m through ceiling voids to reach an external wall — complex and potentially expensive in retrofit conditions.
• •*Floor substrate*: Ground-floor kitchens often have concrete oversite with bitumen DPMs that are difficult to tile direct. New insulated screed (£30–£45/m²) or cement-based floor leveller (£8–£15/m²) may be required before floor tiles can be laid.
• •*Discoveries on opening up*: Old London kitchens regularly reveal: damp in the masonry behind tiles; substandard previous M&E work that must be remediated; inadequate ventilation causing condensation; and drainage pipework that has settled or blocked over decades.

**Why kitchen units are client-supplied**:

Per RCB's standard terms, all second-fix materials — including kitchen units, worktops, sink, tap, appliances, and tiles — are client-supplied. This is a value engineering principle: RCB installs and commissions; the client sources from the most cost-effective channel. This eliminates the contractor's material markup (typically 15–25%) on items that are often the highest-value items in a kitchen project.

**Kitchen supply cost ranges**:

*Budget (IKEA, Howdens, trade merchant)*: £2,500–£6,000 for a standard 3m × 4m kitchen (units + worktops, no appliances) *Mid-range (Wren, Magnet, Wicks, Caple)*: £6,000–£15,000 (units + laminate or quartz worktops, no appliances) *High-end (Roundhouse, Naked, bespoke cabinetmakers)*: £15,000–£50,000+ (solid hardwood or lacquered handleless, stone worktops, integrated appliances) *Appliances (hob, oven, extractor, dishwasher, fridge-freezer, microwave)*: £2,000–£15,000 depending on brand and specification (Bosch/Neff mid-range: £3,000–£5,000 for a full set; Miele/Gaggenau high-end: £8,000–£20,000)

**Where to buy to save money**:

• •IKEA: The most cost-effective option for a quality result — IKEA SEKTION/METOD units are well-engineered, widely available, and have a massive range of front options; RCB installs IKEA kitchens regularly. Lead time typically 2–4 weeks from order.
• •Howdens: Trade merchant (account required through a builder) with competitive prices and 48-hour delivery. Strong structural quality.
• •Ex-display kitchens: High-end kitchen showrooms regularly sell ex-display kitchens at 40–60% discount — excellent value for premium specification.
• •Direct from manufacturer: For appliances, buying direct from Neff, Siemens, or Bosch trade outlets often saves 15–20% vs. high street retail.

**What to buy before appointing a contractor**:

All kitchen items that require measurement must be purchased or at least confirmed in specification before the contractor fits. The sequence: 1. Appoint RCB and confirm kitchen plan (layout and unit specification) 2. Order units from IKEA/Howdens/trade supplier — units are fixed dimensions, so the plan drives the order 3. Measure worktops after units are fitted (templating) — order stone/quartz worktops after templating 4. Appliances can be ordered at any point — allow 2–4 weeks for delivery 5. Tiles: order 10–15% above the calculated tile quantity to allow for cuts and breakage — matching tiles later is very difficult

**Programme — kitchen renovation on site**:

| Type | On-site duration | |---|---| | Kitchen unit replacement only (Type 1) | 4–6 working days | | Full renovation, same layout (Type 2) | 8–12 working days | | Renovation + structural opening (Type 3) | 10–16 working days | | Extension + kitchen renovation (Type 4) | 14–22 weeks (see rear-extension-cost-london) |

Allow 2 weeks without a functioning kitchen for Types 2 and 3. Temporary kitchen facilities (microwave, kettle, washing-up in bathroom) make this manageable. Clients with young children or who are not comfortable without a proper kitchen should plan to relocate for the duration.

**Building Regulations requirements for kitchen renovations**:

• *Structural opening (Type 3 and 4)*:
• •Part A structural compliance: structural engineer's calculations and Building Control approval for the structural opening and steel beam. A Full Plans application or Building Notice must be submitted before work starts.
• •Building Control completion certificate issued at the end of the project.

• *Part P — Electrical*:
• •New kitchen electrical circuits (ring main, dedicated socket circuits for appliances) must be notified to Building Control. A Part P certified electrician (NICEIC or NAPIT registered) issues the completion certificate.

• *Part F — Ventilation*:
• •Kitchen extraction must achieve a minimum 60 l/s extraction rate at the cooker (BS EN 13141-3). The extract must discharge directly to outside — not into a ceiling void or loft. Recirculation filters are not a substitute for mechanical extract to outside.

• *Gas work*:
• •All gas installations and connections must be carried out by a Gas Safe registered engineer. A Gas Safe certificate (CP12 for gas appliances) must be issued at completion. Gas installation certificates are required for new or relocated gas hobs.

**Things to watch for in kitchen renovation quotes**:

• •*Provisional sums for structural works*: Steel beam size and structural works cost should be specified by a structural engineer before the contractor quotes — not left as a provisional sum that expands post-contract.
• •*Extraction included or not*: Ask specifically whether the extraction duct, extract fan unit, and all ducting from the extraction point to the external wall discharge grille are included. These are frequently excluded or underspecified.
• •*Gas works specification*: Who carries out the gas work and are they Gas Safe registered? Is disconnection of the existing gas hob and reconnection of the new hob included?
• •*Making good of adjoining rooms*: When a structural opening is created between the kitchen and the dining room, the making good of the dining room ceiling, walls, and floor at the junction is frequently excluded or underspecified in quotes.