Full House Refurbishment London: Vetted Builders, Matched Quotes
A full house refurbishment in London costs £300–£500/m² for a cosmetic programme, £600–£1,000/m² for a full renovation, and £900-£1,800+/m² for a full structural gut renovation. On a 100m² London terrace, expect £30,000-£50,000 for a cosmetic, £60,000-£100,000 for a full renovation, or £90,000-£180,000+ for a structural. Get 3 matched quotes from vetted London refurbishment specialists.
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How much does a full house refurbishment cost in London?
A full house refurbishment in London costs £30,000–£300,000+ depending on the scope, the size of the property, and the London borough. The table below shows typical all-in costs including VAT.
| Refurbishment scope | Typical cost (incl. VAT) | Planning / regs status |
|---|---|---|
| Cosmetic refurbishment — decoration, flooring, kitchen refit, bathroom refit | ||
| Cosmetic refurbishment — London average (per m² GIA) | £300–£500/m² | No planning Building regs |
| Cosmetic refurbishment — inner London premium (Islington, Hackney, Camden) | £400–£600/m² | No planning Building regs |
| Cosmetic refurbishment — typical 2-bed London terrace (approx. 70–90 m²) | £21,000–£45,000 | No planning Building regs |
| Cosmetic refurbishment — typical 3–4-bed London terrace (approx. 100–130 m²) | £30,000–£65,000 | No planning Building regs |
| Full renovation — structural work, rewire, replumb, new kitchen and bathrooms | ||
| Full renovation — London average (per m² GIA) | £600–£1,000/m² | No planning (internal) Building regs |
| Full renovation — inner London premium (per m²) | £700–£1,200/m² | No planning (internal) Building regs |
| Full renovation — typical 2-bed London terrace (approx. 70–90 m²) | £42,000–£90,000 | No planning (internal) Building regs |
| Full renovation — typical 3–4-bed London terrace (approx. 100–130 m²) | £60,000–£130,000 | No planning (internal) Building regs |
| Full structural / gut renovation — back to shell, all services new | ||
| Full structural gut renovation — London average (per m² GIA) | £900–£1,800+/m² | No planning (internal) Building regs |
| Full structural gut renovation — typical 3–4-bed London terrace (approx. 100–130 m²) | £90,000–£234,000+ | No planning (internal) Building regs |
| Full structural gut renovation incl. loft conversion and rear extension — London terrace | £180,000–£400,000+ | Planning required Building regs |
| External works — commonly included in a full refurbishment programme | ||
| New windows — conservation-grade timber sash, double-glazed, full house | £12,000–£35,000 | Check local CA rules |
| New rooflights — rear slope, conservation-flush specification (per rooflight) | £1,200–£3,500 | Check local CA rules |
| Single-storey rear extension — mid-range specification | £50,000–£130,000 | Planning required in CAs |
| Rear dormer loft conversion | £35,000–£65,000 | Planning required in CAs |
| Professional fees and associated costs | ||
| Architect — survey, drawings, planning application, Building Regulations | £3,500–£15,000 | Building regs |
| Structural engineer — calculations, steel design, inspections | £1,200–£5,000 | Building regs |
| Pre-application advice — local council (recommended for external works in conservation areas) | £100–£500 | Recommended |
| Householder planning application — England (fixed fee) | £258 fixed fee | Required for external works in CAs |
| Building Regulations application — full house refurbishment | £700–£3,500 | Building regs |
| Party wall surveyor (per affected neighbour) | £700–£2,000 | Usually required |
London refurbishment costs vary significantly across the city. Inner London boroughs Islington, Wandsworth, Lambeth, Hackney, and similar typically run 20–35% above the UK national average, driven by higher labour rates, period property complexity, and conservation area requirements. Outer London boroughs run closer to the national average, though London-wide labour rates still exceed those in most of the rest of the UK.
What drives cost variation across London refurbishment projects:
-Scope – cosmetic refurbishment (surfaces only) costs a fraction of a full structural gut renovation back to shell
– Property type – Victorian and Georgian terraces, common across most of inner London, involve lime construction, timber floors, and pre-war services that add cost; post-war properties are generally cheaper to refurbish
– Borough – inner London labour rates and conservation area requirements add 20-35% over outer London costs
– Condition – properties that have not been refurbished in 20-30 years commonly reveal damp, failed services, and structural issues on strip-out; budget 15-20% contingency
– Specification – developer-grade finishes cost a fraction of bespoke joinery, natural stone, and designer fixtures
– Listed building – any structural or external work to a listed building adds specialist subcontractor and materials costs
– External works – new windows, rooflights, extensions, or loft conversions as part of the programme require planning permission in conservation areas across London
What does a full house refurbishment in London typically involve?
A full house refurbishment programme is a multi-trade project that touches every element of the property. The scope varies enormously from a cosmetic refresh limited to decoration and flooring to a full structural gut renovation that takes the property back to bare brick.
Cosmetic refurbishment (£300-£500/m²)
Works limited to visible surfaces and finishes. Typical scope: full redecoration, new flooring throughout, kitchen refit (replacing units and appliances in the existing layout), bathroom refit (new sanitaryware and tiles in the existing layout), new internal doors. No structural changes, no rewiring, no replumbing. Suitable for a property with sound services and structure that needs a quality cosmetic update.
Full renovation (£600-£1,000/m²)
Addresses both the fabric and the services. Typical scope: structural wall removals (to create open-plan ground floor), full rewire, full replumb including new boiler and radiators, new kitchen (designed and fitted), new bathrooms (one or more, full strip-out), and new windows where required (planning permission in conservation areas). May also include external insulation, floor levelling, and damp treatment. Suitable for a property with ageing services (pre-1980 wiring or plumbing) or a layout that no longer meets modern living expectations.
Full structural gut renovation (£900-£1,800+/m²)
Property taken back to shell. Typical scope: full strip-out, damp treatment, floor structure assessment and repair or replacement, all-new services (rewire, replumb, drainage), structural alterations, insulation throughout, new windows, external works (extension and/or loft conversion where included), lime plaster throughout (period properties), full specification fit-out including kitchen, bathrooms, flooring, joinery, and decoration. Suitable for a property in poor condition, an investment property being repositioned, or a homeowner wanting a once-in-a-generation refurbishment to their own specification.
What a full London house refurbishment typically involves, by trade sequence:
1. Strip-out – remove all existing finishes, redundant services, and kitchens and bathrooms
2. Structural works – wall removals, steelwork, foundations for any extension
3. Damp and remediation – damp-proof course, tanking, ventilation improvements
4. First fix services – full rewire (Part P), full replumb, drainage replacement, boiler and heating first fix
5. External works – new windows, rooflights, external insulation (planning required in conservation areas)
6. Plastering – lime plaster for period properties; allow extended drying time
7. Extension and loft – if included; structural work runs concurrently with above
8. Second fix services – consumer unit, sockets, switches, lighting; sanitaryware, radiators, taps
9. Kitchen and bathrooms – fit-out; allow adequate sequencing time after plastering and flooring
10. Flooring – board, stone, or tile; underfloor heating where specified
11. Joinery – skirting, architraves, internal doors, stairs where required
12. Decoration – full paint throughout; specialist finishes for period properties
13. Snagging and building control sign-off
Do I need planning permission for a full house refurbishment in London?
For internal works only, no. Structural wall removals, rewiring, replumbing, new kitchens, new bathrooms, and internal decoration do not require planning permission.
Planning permission is required when the refurbishment programme includes external changes to the building:
– New or replacement windows – replacing windows with a different style, material, or size requires planning permission in conservation areas across London. In many London boroughs, this means uPVC windows cannot be installed in conservation areas; conservation-grade timber sash or casement windows are required instead. Many boroughs have Article 4 directions that remove Permitted Development rights for window changes.
– Rooflights – new rooflights to bring natural light into rear rooms or a loft require planning permission in conservation areas on the front slope and often on the rear slope depending on the borough.
– Extensions – a rear extension, side return extension, or wrap-around extension as part of the programme requires planning permission in conservation areas and for larger extensions elsewhere.
– Loft conversions – dormer, mansard, and hip-to-gable conversions require planning permission in conservation areas and always for mansard conversions.
– External render or cladding – changing the external appearance of a building in a conservation area requires planning permission.
Building Regulations approval is required for all structural work, rewiring (Part P), replumbing and new drainage, insulation improvements, fire-safety measures, and external door and window replacement where energy standards are affected.
Party wall notices must be served before any work on or near shared walls, floors, or within 3–6 metres of a neighbouring property’s foundations. Most London terrace refurbishments trigger the Party Wall etc. Act 1996 at multiple stages.
The extent of conservation area coverage varies significantly by borough. Some London boroughs have Article 4 directions covering most of their residential areas (Islington covers 40 of its 42 conservation areas); others have more limited coverage. Check your local council’s planning portal before commissioning drawings for any external elements.
How long does a full house refurbishment take in London?
On site:
– Cosmetic refurbishment: 6–12 weeks
– Full renovation: 12–22 weeks
– Full structural gut renovation: 18–36 weeks
Total from decision to completion (including planning, structural engineer, and tendering):
– Cosmetic refurbishment (no planning required): 3–5 months
– Full renovation with external works requiring planning: 7–12 months
– Full structural gut renovation with planning: 10–16 months
The planning process is the biggest variable for London refurbishment programmes. Householder planning applications are determined within 8 weeks as a statutory target, but many London boroughs, particularly Islington, Camden, and Southwark, extend the time limit on a significant proportion of applications. Factor 8–16 weeks for planning determination into any programme that includes external works in a conservation area.
Three other common causes of programme overrun in London house refurbishments:
1. Damp and remediation – rising and penetrating damp, common in Victorian and Georgian terraces, is typically discovered on strip-out. Treatment and drying add 4–8 weeks before plastering can begin.
2. Lime plaster drying – period properties require lime plaster, which dries significantly more slowly than modern gypsum plaster. The first coat needs 4-6 weeks before the second coat; the building should not be heated aggressively during drying. This phase alone adds 6–10 weeks to the programme compared with a modern-construction property.
3. Contractor sequencing – a full refurbishment typically involves 8-12 separate trades. Delays in one trade, plastering overruns, kitchen delivery delays, or flooring backorders cascade through the rest of the programme.
Full house refurbishment by London borough
Each London borough has its own conservation area coverage, planning requirements, and property stock characteristics that affect refurbishment scope, cost, and programme.
Islington – 42 conservation areas; Article 4 directions cover 40 of them. High concentration of Georgian (Barnsbury, Canonbury) and Victorian (Holloway, Tufnell Park) terrace stock. Lime plaster required throughout Georgian stock. Article 4 means external works almost universally require planning permission.
Wandsworth – predominantly Victorian terrace stock (Clapham, Battersea, Tooting, Earlsfield). Conservation area coverage is significant but less comprehensive than Islington. Side return extensions are very popular; Article 4 coverage varies by area.
Lambeth – mixed Victorian terrace and inter-war semi-detached stock. Conservation areas in Brixton, Stockwell, Herne Hill. Refurbishment costs are slightly lower than inner North London boroughs.
Hackney – significant period property stock in Stoke Newington, Dalston, and London Fields; also post-war estates. Conservation area coverage is strong in Victorian streets. Strong demand for design-led refurbishments in E8 and N16.
Camden – Georgian and Victorian terrace stock in Kentish Town, Primrose Hill, and Hampstead. Very active conservation area enforcement. Listed building prevalence is high in NW3 and NW1.
How do I find a vetted specialist for full-house refurbishment in London?
NEW:
A full house refurbishment is the largest renovation project most homeowners undertake. Not every property refurbishment company in London has the main contractor capability to coordinate a multi-trade programme on a £60,000–£180,000 project; choosing the wrong one is costly.
What to look for when selecting a London full house refurbishment contractor:
1. Verifiable recent projects in your borough – experience of conservation area working, planning requirements, and period property construction specific to your area; ask for addresses and arrange to view completed projects
2. Main contractor or project management capability – coordination of 8–12 trades is a specific skill; confirm who manages sequencing, drying times, and programme dependencies
3. Period property experience – Georgian and Victorian construction is different from modern build; lime plaster, timber floors, and pre-war drainage require specialist knowledge
4. Itemised quotes – quotes should break down by trade: strip-out, structural, first fix electrical, first fix plumbing, plastering, kitchen, bathrooms, flooring, joinery, decoration; lump-sum quotes cannot be meaningfully compared
5. Explicit contingency – a reputable contractor will price contingency for strip-out unknowns; distrust any quote with no contingency line on a period property
6. VAT position – some refurbishments on properties that have been empty for 2+ years qualify for reduced 5% VAT; confirm whether your project is eligible before budgeting
QuoteMyRenovation matches London homeowners with vetted full house refurbishment specialists and home improvement specialists who have recent, verifiable whole-property projects in your borough. Submit one brief
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