The short answer
Most UK whole-house renovations in 2026 land between £1,200 and £1,800 per square metre for a full refurbishment. On an average 90m² three-bed that is roughly £108,000 to £162,000 if every room is touched — or £55,000 to £90,000 where the layout stays put and the structure is sound. The single biggest variable is not the finish level; it is whether the house needs structural, damp or roofing work.
Cost per square metre by renovation level
Light refresh
£600 – £900 / m²
Redecoration, flooring, new kitchen and bathroom, minor electrics. Layout untouched.
Full refurbishment
£1,200 – £1,800 / m²
Full rewire and replumb, new heating, plastering throughout, new kitchen and bathrooms.
Structural renovation
£1,800 – £2,600 / m²
Walls removed, steels installed, roof or damp works, layout reconfigured.
Back-to-brick / premium
£2,600 – £4,000+ / m²
Stripped to the shell, new floors and roof, high-end finishes. Common in London.
Room-by-room renovation costs
Typical UK supply-and-fit ranges for a standard three-bedroom property. Add roughly 20% for London.
| Element | Typical low | Typical high |
|---|---|---|
| Kitchen (supply + fit) | £8,000 | £30,000 |
| Bathroom (full refit) | £5,500 | £15,000 |
| Full rewire (3-bed) | £4,500 | £8,500 |
| Replumb + new boiler | £5,000 | £10,000 |
| Plastering throughout (3-bed) | £4,000 | £9,000 |
| Windows (whole house, uPVC) | £6,000 | £14,000 |
| Flooring throughout | £3,000 | £12,000 |
| Decoration throughout | £3,500 | £8,000 |
| Loft conversion | £40,000 | £75,000 |
| Single-storey rear extension | £45,000 | £100,000 |
How much region changes the price
Materials cost roughly the same nationwide; labour does not. Regional differences are almost entirely day rates and trade availability.
The costs people forget
- Damp, rot or woodworm found once floors and plaster come up — £2,000 to £15,000.
- Asbestos survey and removal in anything built or refitted between 1950 and 1999 — £500 to £4,000.
- Structural calculations and building control fees — £1,000 to £3,000.
- Skips and waste removal across a full project — £1,000 to £3,000.
- Temporary accommodation if the house is uninhabitable — often the biggest forgotten line.
- A contingency of 10–15% of the total. On a full refurb it will be used.
How to sequence the work
- 1. Survey and structure. Roof, damp, drainage and any steels. Nothing cosmetic starts until the shell is dry and stable.
- 2. First fix. Rewire, replumb, heating pipework, stud walls and insulation while everything is open.
- 3. Plaster and screed. Then leave it to dry properly — rushing this is the most common cause of cracked finishes.
- 4. Second fix. Kitchen, bathrooms, doors, skirting, sockets, radiators.
- 5. Decoration and flooring. Last, so it doesn't get damaged by the trades still working.
Frequently asked questions
How much does it cost to renovate a 3-bedroom house in the UK?
A typical 90m² three-bedroom house costs around £55,000 to £110,000 for a full refurbishment in 2026, based on £1,200–£1,800 per square metre. A light cosmetic refresh can be done for £30,000–£55,000, while structural work and premium finishes push it well past £150,000.
Is it cheaper to renovate or to buy a done-up house?
Renovating is usually cheaper per square metre than paying the premium on a finished property, but only if the structure is sound. Once you add damp works, a new roof and full rewiring, the gap closes quickly. Get a full building survey before you commit.
How long does a whole-house renovation take?
Eight to sixteen weeks for a cosmetic refresh, four to six months for a full refurbishment, and nine to twelve months where structural work, extensions or planning permission are involved.
Do I need planning permission to renovate a house?
Internal renovations rarely need planning permission, but they almost always fall under Building Regulations — particularly electrics (Part P), heating and insulation (Part L) and ventilation (Part F). Extensions, loft dormers and anything on a listed building or in a conservation area need permission.
Can I pay for a renovation in stages?
Yes, and you should. Agree a staged payment schedule tied to completed milestones, never pay more than a small deposit up front, and hold a retention of around 5% for a few weeks after completion.
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