“How much will it cost?” is the first question every client asks — and the one most builders avoid answering. Here are honest, realistic ranges for London in 2026, based on the projects we price every week. All figures exclude VAT.
Typical London renovation prices
| Project | Essential | Premium | Luxury |
|---|---|---|---|
| Whole-home renovation (per m²) | £1,000–1,400 | £1,400–1,900 | £1,900–2,800 |
| Cosmetic refresh (per m²) | £250–450 | £450–650 | £650–900 |
| Kitchen (supply & fit) | £18k–28k | £28k–45k | £45k–80k |
| Bathroom | £9k–14k | £14k–22k | £22k–35k |
| Loft conversion | £55k–75k | £75k–95k | £95k–130k |
| Extension (per m²) | £2,200–2,800 | £2,800–3,500 | £3,500–4,500 |
So a full renovation of a 90 m² two-bedroom flat at a premium finish typically lands between £125,000 and £170,000, while a refresh of the same flat could be £40,000–£60,000.
What pushes the price up
- Structural changes. Removing load-bearing walls means steels, engineers' calculations and building control.
- Moving services. Relocating a kitchen or bathroom means new drainage runs, which can add thousands.
- Period properties. Uneven floors, lath-and-plaster ceilings and old wiring need more preparation.
- Access and parking. Central London parking suspensions, skip permits and restricted working hours add cost.
- Finishes. Large-format porcelain, bespoke joinery and designer fittings can double the cost of a room.
What keeps it under control
- Decide early. A finished design and specification before work starts is the single best way to avoid extras.
- Keep wet rooms where they are. Keeping kitchens and bathrooms in their existing positions saves on plumbing.
- Get an itemised quote. A one-line “£80,000 all in” quote hides what is and isn't included. Ask for every line.
Don't forget the extras
Budget separately for professional fees (design, structural engineer, party wall surveyor), building control fees, and a 10% contingency — especially in older homes, where you never quite know what's behind the walls until they're open.
Frequently asked questions
How much does a full house renovation cost in London?
A full refurbishment in London typically starts from around £1,000 per m² excluding VAT, so a 140 m² house starts from about £140,000. Premium and luxury specifications cost more.
Is VAT included in renovation quotes?
Usually not, so check every quote. VAT at 20% applies to most renovation work; some projects, such as homes that have been empty for two years or more, may qualify for a reduced rate.
Want a price for your project?
Use our calculator for an instant range, or book a free survey for a fixed, itemised quote.
