Internal Refurbishment in London: Scope, Costs and Programme 2025

The scope of an internal refurbishment varies significantly based on the starting condition of the property, the owner's ambitions for the finished result, and the budget. For a typical London Victorian terrace or Edwardian flat that has not been significantly updated in 10-20 years, a thorough internal refurbishment typically covers: First fix works (structural and services): structural works — removing or widening internal doorways (non-structural stud walls or existing masonry partitions where no structural element is involved), or reconfiguring room layouts where feasible within the existing building structure. New wiring (full or partial electrical rewire): replaces ageing wiring, brings the installation up to current Part P (Building Regulations) and BS 7671 (IET Wiring Regulations 18th Edition) standards, and accommodates the modern socket, lighting, and data requirements of a contemporary home. EICR (Electrical Installation Condition Report) required on completion and must be provided to any incoming tenant. New plumbing (full or partial): replaces ageing lead supply pipes (lead pipes should be replaced on public health grounds — all London pre-war properties may still have lead supply pipes from the street connection to the main internal stop cock), copper or plastic (JG Speedfit/Hep2O) supply pipes throughout, and waste/drainage connections for new sanitaryware and kitchen. Boiler replacement or upgrade: a pre-condensing boiler (typically pre-2005 in London housing stock) should be replaced with a high-efficiency condensing combi or system boiler. Consider heat pump where EPC improvement is required (EPC C target for rental properties by 2028). Underfloor heating: wet or electric UFH, most commonly for the ground floor (kitchen, bathroom/WC) in a London refurbishment. Second fix works (internal finishes): plastering (full re-skim or patch repair of walls and ceilings after first fix services; new plasterboard partitions on new steel stud or timber frame where room reconfiguration is required). Flooring: solid or engineered hardwood or LVT (luxury vinyl tile) on ground and upper floors. Porcelain tile on kitchen floor and bathroom/WC floors. Joinery: new internal doors (solid core flush or panelled, with chrome or brushed stainless ironmongery), new skirting and architrave throughout, staircase refurbishment (repair, paint, or replace staircase treads and handrail). Kitchen: new kitchen installation (see separate kitchen guide). Bathroom/WC/en-suite: full strip-out and replacement of existing sanitaryware, tiles, shower, and vanity unit. Decoration: full decoration throughout (walls, ceilings, skirting, doors) in neutral specification. Typically two coats of emulsion on walls and ceilings, two coats of satinwood on joinery.

Typical all-in cost ranges for internal refurbishment in London (2025), inclusive of labour and all standard materials (but excluding kitchen and bathroom supply, which are treated as client-procured items in most standard RCB refurbishment packages): 1-bedroom London flat (40-55 sq m): light cosmetic refurbishment (decoration, new flooring, minor plumbing, new sanitaryware supply and fit, new light fittings): £15,000-£28,000. Full internal refurbishment (full rewire, full replumb, new boiler, full decoration, new kitchen and bathroom: labour-only plus cost of kitchens and bathrooms): £30,000-£55,000 all-in. 2-bedroom London flat (60-80 sq m): full internal refurbishment: £45,000-£80,000 all-in. 2-bedroom London Victorian terrace (85-110 sq m GIA): full internal refurbishment (full rewire, full replumb, new boiler, replastering in key areas, new kitchen, 2 bathrooms, full decoration, new internal doors and joinery, new flooring throughout): £55,000-£95,000 all-in. 3-bedroom London Victorian terrace (100-130 sq m GIA): full internal refurbishment as above: £70,000-£120,000 all-in. 4-bedroom London Victorian semi-detached or detached (130-200 sq m GIA): comprehensive internal refurbishment: £90,000-£180,000 all-in. Cost variables that most affect the London internal refurbishment price: Electrical: a full rewire of a 2-bedroom London flat: £3,500-£6,500. A full rewire of a 3-bedroom London terrace: £5,000-£9,000. Partial rewire or consumer unit upgrade only: £1,500-£4,000. Plumbing: full replumb of a 2-bed London flat: £4,000-£9,000. 3-bed terrace: £6,000-£12,000. Plastering: full skim plaster of walls and ceilings of a 2-bed flat: £5,000-£9,000. 3-bed terrace: £7,000-£14,000. Bathroom: supply and fit of a standard bathroom (new bath, WC, basin, shower, fully tiled walls and floor, heated towel rail): labour and tiles £3,500-£7,000 + client-supplied sanitaryware suite. En-suite: smaller room but similar complexity — labour and tiles £2,500-£5,500 + suite. Kitchen: installation of a client-supplied kitchen (labour, plumbing connections, electrical connections, worktop cutting and fitting): £1,500-£4,000. Flooring: supply and fit of engineered oak (14-3mm click system) for ground and upper floors of a 3-bed terrace (60 sq m): £4,000-£9,000. Porcelain tile supply and fit (bathroom and kitchen): £60-£140/sq m installed.

Getting the sequencing right in a London internal refurbishment is critical — out-of-sequence work increases cost (e.g., replastering a wall and then cutting it for a cable or pipe), extends the programme, and creates unnecessary disruption. Standard RCB Design & Build sequence for a London internal refurbishment: Week 1-2 — Strip-out and enabling works: full or partial strip-out of the existing kitchen (cabinets, appliances, worktops), bathroom/s (tiles, sanitaryware), and any internal stud partition walls being removed or reconfigured. Removal of existing flooring (if being replaced). Skip hire and waste disposal. Week 2-4 — First fix structural and services: structural works where applicable (openings, lintels, padstones, where structural alterations form part of the refurbishment scope). First fix electrical (new wiring runs, back-boxes, consumer unit location confirmed). First fix plumbing (new supply pipework runs, waste and soil pipe connections for new sanitaryware positions, boiler relocation if required). First fix underfloor heating (if wet UFH: screed over pipework or slim-mat system beneath tiles). Week 4-6 — Plastering, boarding, and screeds: new plasterboard to any reconfigured stud partitions. Full skim plaster to walls and ceilings throughout (in sequence with first fix — plaster after first fix work is complete in each room). Sand and cement or self-levelling screed over wet UFH or to level existing floors. Week 6-8 — Second fix and finishes: second fix electrical (sockets, switches, downlights, extractor fans, consumer unit commissioning, EICR test). Second fix plumbing (sanitaryware installation, tiling of bathrooms and WC, kitchen sink, dishwasher and washing machine connections, boiler commissioning). Kitchen installation (carcasses, worktops, splashback tiles, appliances). Internal doors, skirting boards, and architraves. Week 8-10 — Flooring and decoration: floor finishes throughout (engineered oak, LVT, or porcelain tile). Full redecoration (mist coat on new plaster, two coats emulsion, satinwood on joinery). Snagging and handover. Typical total programme: 8-14 weeks for a 2-3 bedroom London flat or terrace full internal refurbishment, depending on scope, site access, and material lead times. Note that some material lead times (bespoke kitchens, specialist tiles, imported sanitaryware) can extend the programme if not ordered early. Order all client-procured items (kitchen, sanitaryware, tiles) as early as possible — ideally before the refurbishment starts.