Full House Refurbishment Wandsworth: Vetted Builders, Matched Quotes
A full house refurbishment in Wandsworth costs £50,000-£150,000 for a standard refurbishment of a Victorian terrace (new electrics, plumbing, kitchen, bathrooms, and decoration) and £150,000-£400,000+ for a high-specification gut refurbishment with structural work. Get 3 matched quotes from vetted Wandsworth refurbishment specialists.
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How much does a full house refurbishment cost in Wandsworth?
A full house refurbishment in Wandsworth costs £20,000-£400,000+ depending on the size of the property, the scope of work, and the specification level. The table below shows typical all-in costs including VAT and professional fees.
| Scope / item | Typical cost (inc. VAT) | Timescale on site | Planning / approvals |
|---|---|---|---|
| Light refurbishment (cosmetic only) | |||
|
Cosmetic refurbishment - 2-bed terrace
Decoration throughout, new flooring, kitchen units and worktops, bathroom cosmetics. No structural or services work.
|
£20,000–£35,000 | 4–6 weeks | Not required |
|
Cosmetic refurbishment - 3–4 bed terrace or semi
As above, larger property. Decoration, flooring, kitchen, 1–2 bathroom cosmetics. No structural or services work.
|
£30,000–£50,000 | 6–8 weeks | Not required |
| Full refurbishment (services + cosmetic) | |||
|
Full refurbishment - 2-bed Victorian terrace
Full rewire, full replumb and new boiler, new kitchen, 1 new bathroom, new flooring, full decoration. Minor structural works possible.
|
£50,000–£90,000 | 10–16 weeks | Building regs required |
|
Full refurbishment - 3-bed Victorian terrace
Full rewire, full replumb and new boiler, new kitchen, 2 new bathrooms, new flooring, full decoration. Minor structural works included.
|
£75,000–£130,000 | 14–20 weeks | Building regs required |
|
Full refurbishment - 4-bed terrace or semi
Full rewire, full replumb and new boiler, new kitchen, 2–3 new bathrooms, new flooring, full decoration. May include minor structural reconfiguration.
|
£100,000–£150,000 | 16–24 weeks | Building regs required |
| High-specification gut refurbishment | |||
|
Gut refurbishment - 3-bed terrace, high-spec
Strip to brick, structural reconfiguration, full services replacement, bespoke kitchen, principal and en-suite bathrooms, underfloor heating, premium finishes.
|
£150,000–£250,000 | 20–30 weeks | Building regs required |
|
Gut refurbishment with extension - 3–4 bed
As above, plus rear or loft extension. Full structural reconfiguration, premium specification throughout. Planning permission usually required.
|
£250,000–£400,000+ | 30–48 weeks | Planning required |
| Individual trade packages (typical costs) | |||
|
Full electrical rewire - 3-bed terrace
Consumer unit upgrade, all new circuits, sockets, switches, and lighting points. Part P certification included.
|
£6,000–£12,000 | 1–2 weeks | Part P notifiable |
|
Full replumb + new boiler - 3-bed terrace
New copper or plastic pipework throughout, new combi or system boiler, new radiators, hot water cylinder if required.
|
£8,000–£18,000 | 1–2 weeks | Gas Safe + building regs |
|
Damp proofing - Victorian terrace
Chemical DPC injection, salt neutralisation render, tanking of basement or ground floor if required.
|
£3,000–£8,000 | 1–2 weeks | Not required |
| Professional fees (additional to build cost) | |||
|
Architect / project manager
Design, specification, contractor procurement, and site supervision. Typically 8–15% of build cost for a full refurbishment.
|
8–15% of build cost | Full programme | — |
|
Structural engineer
Calculations for any wall removals, beam sizing, underpinning, or foundation changes.
|
£1,000–£3,000 | 2–4 weeks | — |
|
Building control
Wandsworth building control inspections for structural works, drainage, and services.
|
£600–£1,500 | Full programme | — |
|
Planning application (if required)
Wandsworth Council householder application fee required for extensions, loft conversions, and external changes in conservation areas.
|
£258 fixed fee | 8 weeks statutory | Fixed fee |
Wandsworth refurbishment costs sit above the UK national average, typically 20-30% higher, reflecting London labour rates, the density of conservation area properties (which require higher-specification materials), and the concentration of Victorian and Edwardian terrace stock with original services that need full replacement. Properties in Battersea, Wandsworth Town, and Putney consistently attract the highest costs due to property values that justify premium specification.
What drives cost variation in Wandsworth:
– Property size: a 2-bedroom terrace in SW17 costs significantly less than a 4-bedroom semi in SW15
– Scope: cosmetic redecoration only versus a full gut refurbishment including new services costs radically different amounts
– Services: a property with original Victorian wiring and lead pipework requires full replacement; one already rewired and replumbed does not
– Structural work removing walls to create open-plan, underpinning, damp proofing, and roof repairs all add cost
– Specification standard developer finishes cost a fraction of bespoke joinery, stone worktops, and designer sanitaryware
– Conservation area properties in Wandsworth conservation areas require period-appropriate materials for external works and any listed building consent
– Occupation during works: a fully vacant property is faster and cheaper to refurbish than one occupied during works
What does a full house refurbishment in Wandsworth typically involve?
Most Wandsworth full house refurbishments fall into one of 3 scopes:
Light refurbishment (£20,000-£50,000): cosmetic works only: decoration throughout, new flooring, new kitchen units and worktops (no layout change), bathroom sanitaryware and tiling, light fittings, and internal doors. No structural work, no rewire, no replumb. Typical for properties recently updated on services but needing cosmetic modernisation, common for buy-to-let refurbs in SW12 and SW17.
Full refurbishment (£50,000-£150,000): complete modernisation of a Victorian terrace: full rewire (consumer unit upgrade, new circuits throughout), full replumb (new boiler, radiators, hot water cylinder or combi), new kitchen, 1–2 new bathrooms, new flooring throughout, full decoration. May include minor structural work such as removing a non-structural partition or repairing roof tiles. Typical for Wandsworth terraces coming to market as probate sales or long-tenanted properties.
High-specification gut refurbishment (£150,000–£400,000+): full strip-back to brick or plaster, structural reconfiguration (rear extension, loft conversion, wall removals), damp and waterproofing treatment, full services replacement, bespoke kitchen, principal and en-suite bathrooms to high specification, bespoke joinery, underfloor heating, full lighting design. Typical for Battersea, Putney, and Wandsworth Town properties where the end value justifies premium investment.
Key trades typically involved in a full refurbishment:
Trade | Light refit | Full refurbishment | High-spec gut
Electrical | Light fittings only | Full rewire | Full rewire + smart home
Plumbing | Minor works | Full replumb + boiler | Full replumb + UFH
Structural | None | Minor | Major (walls, roof)
Kitchen | Units and worktops | Full new kitchen | Bespoke kitchen
Bathrooms | Cosmetic | 1–2 full renovations | All bathrooms, high-spec
Decoration | Full | Full | Full, premium finishes
Flooring | Throughout | Throughout | Throughout, premium
Planning required | No | Rarely | Possibly (extensions)
Do I need planning permission for a house refurbishment in Wandsworth?
Usually no, for works entirely within the existing building. Internal refurbishment, including rewiring, replumbing, a new kitchen, new bathrooms, new flooring, and internal wall removal, does not require planning permission from Wandsworth Council.
Always check Wandsworth Council’s planning pages if your refurbishment involves any external changes.
Planning permission is required when:
– You are adding an extension (see House Extension Wandsworth)
– You are converting the loft with a dormer or mansard (see Loft Conversion Wandsworth)
– The property is a listed building; any works affecting its character require Listed Building Consent
– You are changing the external appearance in a conservation area (new windows, external materials, rooflights)
– You are changing the use of any part of the building
Building regulations approval is required when:
– Structural walls are removed: structural engineer calculations and building control sign-off required
– Full electrical rewire notifiable under Part P; must be completed by a registered electrician
– New boiler or heating system: Gas Safe registered engineer required
– Damp proofing using cavity drainage membranes may require building control notification
– New drainage connections are building regulations notifiable if affecting a drainage stack or public sewer
Always check planning.wandsworth.gov.uk if your refurbishment involves any external changes. Conservation area properties and listed buildings have additional requirements that a competent architect or planning consultant should assess before works begin.
Wandsworth has 46 designated conservation areas. Conservation area rules affect external works, not internal refurbishment.
Where conservation area rules apply to refurbishment projects:
– Replacement windows like-for-like on a front elevation are generally acceptable, but changing window style, profile, or material requires planning permission. Timber sash windows replaced with uPVC require planning permission in conservation areas
– External materials: repointing or rendering a brick elevation in a way that changes the appearance of the property requires planning permission in conservation areas
– Rooflights permitted on rear roof slopes in some cases, but require planning permission in conservation areas
– New openings: any new window or door opening on a front or side elevation requires planning permission
– Satellite dishes and solar panels visibility from the street may make these planning notifiable
Key Wandsworth conservation areas affecting refurbishment external works:
Area | Postcodes/neighbourhoods affected
Battersea conservation areas | SW11 – Lavender Hill, Clapham Junction, Battersea Park Road
Wandsworth Town | SW18 – West Hill, Old York Road
Tooting Bec | SW17 – Tooting Bec Road, Balham Hill
Balham | SW12 – Bedford Hill, Balham High Road |
Nightingale Triangle | SW12 – between Clapham South and Balham
Earlsfield | SW18 – Magdalen Road, Garratt Lane environs
Putney | SW15 – Upper Richmond Road, Putney Heath
Southfields | SW18 – parts of Replingham Road
Pre-application advice from Wandsworth Council is strongly recommended for any external works on a conservation area property before commissioning drawings or engaging contractors.
How long does a full house refurbishment take in Wandsworth?
A full house refurbishment in Wandsworth takes 3-12 months depending on scope. The programme typically runs as follows:
1. Scope and specification agreed, contractor, tendering 3-6 weeks
2. Planning application submitted (if required for external works) 8-12 weeks statutory
3. Architect or designer produces drawings (structural and services) 3-6 weeks
4. Structural engineer engaged for wall removals or underpinning: 2-4 weeks for calculations
5. Contractor starts on site: strip-out and structural works 2-6 weeks
6. First fix: electrics, plumbing, and drainage 2-4 weeks
7. Plastering and screeding 1–3 weeks plus drying time (3-4 weeks)
8. Second fix: electrics, plumbing, radiators, sanitaryware 2-4 weeks
9. Kitchen and bathroom fit-out: 2- 4 weeks
10. Flooring, decoration, and joinery: 2-4 weeks
11. Snagging and final inspections: 1-2 weeks
Total on site (light refurbishment): 4-8 weeks
Total on site (full refurbishment): 10-20 weeks
Total from decision to completion (full refurbishment with planning): 6-10 months
Total from decision to completion (high-spec gut refurbishment with extension): 12-18 months
For properties requiring planning permission for external works, submit the application as early as possible to run it concurrently with the design and tender phase. Waiting for planning approval before starting design adds 3-4 months to the programme.
How do I find a vetted house refurbishment specialist in Wandsworth?
A full house refurbishment is the most complex and highest-risk renovation project a homeowner can undertake. The quality of contractor selection matters more here than on any other project type. A refurbishment contractor who underprices to win the job and then claims variations throughout the project is the most common cause of overspend.
To select the right refurbishment contractor in Wandsworth:
1. Agree a written specification before approaching contractors: scope, materials, finishes, and programme. Quotes without a written spec are not comparable
2. Request itemised quotes broken down by trade electrics, plumbing, structural, kitchen, bathrooms, flooring, and decoration listed separately
3. Ask contractors to price contingency separately. A Wandsworth Victorian terrace typically reveals additional scope on strip-out (rot, damp, original wiring concealed by later works)
4. Confirm all quotes include VAT and professional fees
5. Verify recent refurbishment projects in Wandsworth; ask for addresses and arrange to visit completed works where possible
6. Check the contractor carries adequate public liability insurance and understands building regulations notification requirements
QuoteMyRenovation matches Wandsworth homeowners with vetted refurbishment specialist contractors with recent, verifiable full-house refurbishment projects in SW11, SW12, SW15, SW17, SW18, and SW19. Submit one brief and receive up to 3 matched quotes. Free and no-obligation.
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COMMON QUESTIONS
Frequently Asked Questions About Bathroom Renovation Wandsworth
Questions homeowners ask us most often before submitting their brief.
How much does a full house refurbishment cost in Wandsworth?
Do I need planning permission for a house refurbishment in Wandsworth?
How long does a full house refurbishment take in Wandsworth?
What is the difference between a light refurbishment and a full refurbishment?
What typically needs replacing in a Wandsworth Victorian terrace refurbishment?
How do I get matched house refurbishment quotes in Wandsworth?
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