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Full House Renovation Costs UK 2025: Complete Budget Guide
In this guide, you’ll learn:
- Average full house renovation costs by property type and size
- Room-by-room cost breakdown (kitchen, bathrooms, bedrooms, living spaces)
- Cosmetic vs comprehensive vs deep renovation pricing
- How property age affects renovation costs
- Phased renovation vs all-at-once approach
- Hidden costs and contingency planning
Renovating an entire house is one of the biggest financial commitments you’ll make as a homeowner. Whether you’re transforming a tired Victorian terrace or modernizing a 1970s semi-detached, understanding the true cost is essential for realistic budgeting and avoiding financial stress mid-project.
The challenge? Full house renovation costs can range from £30,000 for a basic cosmetic refresh to £150,000+ for a complete gut renovation with structural changes and extensions. This comprehensive guide breaks down actual UK full house renovation costs by property type, scope of work, and room-by-room expenses giving you the real numbers to plan confidently.
Full House Renovation Cost Overview
UK full house renovation costs typically range from £30,000 to £150,000+ depending on property size, renovation depth, and quality level. As a rule of thumb, budget £1,000-£2,500 per square meter for comprehensive renovations, with London and South East properties at the higher end.
What Affects Full House Renovation Costs?
1. Property Type & Size
A 2-bedroom terraced house (80m²) costs significantly less than a 4-bedroom detached (180m²). More rooms mean more materials, more labor, and longer timelines. Terraced properties have fewer external walls (cheaper), while detached properties require work on all four walls (more expensive).
2. Property Age & Condition
Pre-1919 Victorian/Edwardian properties cost 20-30% more to renovate than modern homes due to solid walls (expensive insulation), original features to preserve, potential structural issues, and outdated systems requiring complete replacement. Post-1990 properties typically need cosmetic updates only.
3. Renovation Depth
Cosmetic refresh (decorating, new fixtures): £30,000-£60,000. Comprehensive renovation (new kitchens, bathrooms, rewiring, replumbing): £60,000-£100,000. Deep renovation (structural work, extensions, moving walls, all new systems): £100,000-£150,000+.
4. Structural Work
Removing walls, adding RSJs (steel beams), underpinning, damp-proofing, and roof repairs add £10,000-£40,000+ to base renovation costs. Many older properties have hidden structural issues discovered during renovation.
5. Systems Upgrades
Complete rewiring (£3,000-£6,000), new plumbing (£2,500-£5,000), new heating system (£4,000-£8,000), and new boiler (£2,000-£4,000) can add £12,000-£23,000 to your total. Properties older than 30 years often need complete systems replacement.
6. Location
London renovations cost 25-35% more than North England. South East is 15-20% above national average. Regional labor rates, material delivery costs, and property values all affect final costs.
Average Full House Renovation Costs UK (2025)
Here’s what you can expect to pay for a complete house renovation by property type:
| Property Type | Cosmetic Refresh | Comprehensive | Deep Renovation |
|---|---|---|---|
| 2-Bed Terraced (80m²) | £30K-£45K | £50K-£75K | £75K-£110K |
| 3-Bed Semi (110m²) | £40K-£60K | £65K-£95K | £95K-£140K |
| 4-Bed Detached (180m²) | £60K-£90K | £95K-£140K | £140K-£220K+ |
London properties: Add 25-35%. South East: Add 15-20%. These figures assume standard specifications with mid-range materials and fixtures.
Room-by-Room Renovation Cost Breakdown
Understanding individual room costs helps you prioritize spending and phase your renovation strategically.
Kitchen Renovation: £8,000-£30,000
The kitchen is typically your largest single room expense at 25-30% of total renovation budget.
- Budget kitchen: £8,000-£12,000 – Flat-pack units, laminate worktops, standard appliances, vinyl flooring
- Mid-range kitchen: £12,000-£20,000 – Fitted units, quartz worktops, quality appliances, tiled floors
- Premium kitchen: £20,000-£30,000+ – Bespoke cabinetry, granite/marble worktops, integrated appliances, underfloor heating
Includes: Cabinets, worktops, appliances, sink/taps, flooring, tiling, electrics, plumbing, decoration
Bathrooms: £5,000-£12,000 per bathroom
Most houses have 1-2 bathrooms accounting for 15-20% of total budget.
- Main bathroom: £5,000-£12,000 (includes bath, toilet, basin, full tiling, flooring)
- En-suite: £4,000-£10,000 (typically shower only, smaller space)
- Cloakroom: £3,000-£6,000 (toilet and basin only)
Multiply by number of bathrooms. Average 3-bed semi has 1.5 bathrooms: budget £8,000-£18,000 total.
Bedrooms: £2,000-£5,000 per room
Bedrooms are relatively inexpensive as they’re mostly cosmetic work.
- Budget bedroom: £2,000-£3,000 – Decorating, carpet/laminate flooring, new sockets/lighting
- Mid-range bedroom: £3,000-£4,000 – Quality flooring, fitted wardrobes, feature wall, upgraded lighting
- Master bedroom suite: £4,000-£5,000+ – Premium flooring, built-in storage, dressing area
3-bedroom house total: £6,000-£15,000 for all bedrooms
Living Room/Dining Room: £4,000-£12,000
Living spaces vary dramatically based on size and whether structural work is involved.
- Cosmetic refresh: £4,000-£6,000 – Decorating, new flooring, lighting, electrics
- Full renovation: £6,000-£9,000 – Above plus new windows, radiators, feature fireplace
- Open-plan conversion: £9,000-£12,000+ – Removing walls, RSJ installation, flooring throughout
Hallway, Stairs & Landing: £3,000-£8,000
- Basic: £3,000-£5,000 – Decorating, new flooring/carpet, lighting
- Enhanced: £5,000-£8,000 – Staircase renovation, storage solutions, feature lighting
External Works: £5,000-£20,000+
- Windows & doors: £3,000-£8,000 (full house double glazing replacement)
- Front garden/driveway: £2,000-£6,000 (depending on size and materials)
- Rear garden: £3,000-£10,000+ (paving, decking, landscaping)
- External decoration: £2,000-£5,000 (rendering, painting, repairs)
Systems & Infrastructure: £12,000-£25,000
Often the hidden costs that homeowners forget to budget for:
- Complete rewiring: £3,000-£6,000 (essential if >30 years old)
- New plumbing: £2,500-£5,000 (copper pipes throughout)
- New heating system: £4,000-£8,000 (boiler + radiators + controls)
- Roof repairs/replacement: £5,000-£15,000 (if needed)
- Damp-proofing: £2,000-£6,000 (common in older properties)
Full House Renovation Costs by Renovation Depth
Cosmetic Refresh (£30,000-£60,000)
What’s included:
- Complete redecoration (walls, ceilings, woodwork)
- New flooring throughout (carpet, laminate, vinyl)
- Kitchen refresh (new doors, worktop, appliances kept)
- Bathroom refresh (new suite, keep layout)
- New lighting and sockets
- Minor repairs and maintenance
Timeline: 6-10 weeks
Best for: Properties in good condition built post-1990, rental property improvements, or pre-sale enhancement
ROI: 70-90% return on investment when selling
Comprehensive Renovation (£60,000-£100,000)
What’s included:
- Complete new kitchen (units, appliances, everything)
- 1-2 new bathrooms (full renovation)
- Complete rewiring
- New plumbing
- New heating system and boiler
- All rooms redecorated
- New flooring throughout
- Windows replaced if needed
- Minor structural repairs
Timeline: 12-16 weeks
Best for: Properties 30-50 years old needing modernization, or properties with outdated systems but good structure
ROI: 60-80% return, plus significantly faster sale
Deep Renovation (£100,000-£150,000+)
What’s included:
- Everything in comprehensive, PLUS:
- Structural work (removing walls, RSJs, underpinning)
- Roof replacement or major repairs
- Damp-proofing and structural repairs
- Complete replastering throughout
- Extensions or conversions (loft, side return)
- Premium fixtures and finishes
- Landscaping and external works
- Smart home systems
Timeline: 16-24 weeks (4-6 months)
Best for: Period properties (Victorian/Edwardian), properties requiring major structural work, or creating a forever home with high specifications
ROI: 50-70% return, but transforms property into top market bracket.
———————————————————————–
Full House Renovation Costs by Property Type
Victorian/Edwardian Terrace (Pre-1919)
Typical size: 80-120m²
Common issues: Solid walls, damp, original plumbing/wiring, structural movement, sash windows
Renovation costs:
- Cosmetic: £35,000-£50,000
- Comprehensive: £60,000-£90,000
- Deep: £90,000-£130,000
Key considerations: Budget extra 20-30% for structural surprises. Solid wall insulation adds £8,000-£15,000. Original features (cornicing, fireplaces, flooring) worth preserving add costs but add value. Listed building consent may be required (adds time and cost).
1930s-1960s Semi-Detached
Typical size: 100-130m²
Common issues: Cavity walls (easier insulation), outdated electrics/plumbing, 1960s asbestos, metal windows
Renovation costs:
- Cosmetic: £40,000-£60,000
- Comprehensive: £65,000-£95,000
- Deep: £95,000-£135,000
Key considerations: Often best value for money—good size, cavity walls, manageable renovation. Asbestos survey essential (£50-£150). Removing 1960s features often improves value rather than reducing it.
1970s-1990s Detached
Typical size: 140-200m²
Common issues: Dated aesthetics, original double glazing failing, heating system replacement due
Renovation costs:
- Cosmetic: £60,000-£90,000
- Comprehensive: £95,000-£140,000
- Deep: £140,000-£200,000+
Key considerations: Larger properties = more materials and labor. Often structurally sound—focus budget on aesthetics and systems. Good insulation already present. Open-plan conversions popular and add value.
Modern Properties (Post-2000)
Typical size: Varies widely
Common issues: Typically cosmetic only, possible poor initial finishes if developer-built
Renovation costs:
- Cosmetic: £25,000-£40,000
- Comprehensive: £45,000-£70,000
Key considerations: Usually don’t need deep renovation unless fixing developer mistakes. Focus on personalizing rather than repairing. Systems typically have 10+ years life remaining.
Regional Cost Variations
Location significantly impacts full house renovation costs due to labor rates, material delivery, and market expectations.
| Region | Cosmetic | Comprehensive | Deep |
|---|---|---|---|
| London | £50K-£80K | £90K-£130K | £130K-£200K+ |
| South East | £45K-£70K | £75K-£110K | £110K-£170K |
| Midlands | £35K-£55K | £60K-£90K | £90K-£140K |
| North England | £30K-£50K | £55K-£80K | £80K-£120K |
| Scotland | £35K-£55K | £60K-£90K | £90K-£135K |
Figures based on 3-bedroom semi-detached property (110m²). Adjust proportionally for larger/smaller properties.
Phased Renovation vs All-at-Once
All-at-Once Renovation
Advantages:
- 10-15% cheaper overall (economies of scale, trades on-site longer)
- Finished faster (12-16 weeks vs 6-12 months phased)
- Less disruption overall (one intense period vs ongoing work)
- Coordinated design throughout
Disadvantages:
- Can’t live in property during work (need temporary accommodation)
- Large upfront capital required
- Higher financial risk if issues arise
Best for: Investment properties, second homes, or when you have temporary accommodation available
Phased Renovation
Phase 1 (Months 1-3): Essential Systems – £15,000-£30,000**
- Rewiring, plumbing, heating system
- Roof repairs if needed
- Structural work
- Damp-proofing
Phase 2 (Months 4-6): Kitchen & Main Bathroom – £15,000-£35,000**
- New kitchen complete
- Main bathroom renovation
- These are highest impact rooms
Phase 3 (Months 7-9): Bedrooms & Living Spaces – £10,000-£20,000**
- All bedrooms redecorated and new flooring
- Living room and dining room renovation
- Hallway, stairs, landing
Phase 4 (Months 10-12): External & Finishing – £5,000-£15,000**
- Windows replacement if needed
- External decoration
- Garden/driveway
- En-suite or cloakroom addition
Advantages:
- Can live in property during renovation
- Spread costs over 12 months
- Can adjust plans based on budget/priorities
- Less financial risk
Disadvantages:
- 10-15% more expensive overall
- Living in building site for months
- Risk of design inconsistency
- Longer total timeline
Best for: Owner-occupiers with limited capital, or those wanting to spread costs
Hidden Full House Renovation Costs
Budget an additional 15-25% contingency for these commonly overlooked expenses:
1. Structural Surprises: £5,000-£20,000
Hidden structural issues revealed during renovation: rotten joists, subsidence, roof damage worse than visible, cracked lintels. Almost guaranteed in properties over 50 years old.
2. Asbestos Removal: £1,500-£5,000
Pre-1999 properties likely contain asbestos in Artex ceilings, floor tiles, or insulation. Professional removal essential. Survey first (£200-£400).
3. Building Control & Planning Fees: £1,000-£3,000
Required for structural work, electrical work, new bathrooms, or extensions. Includes application fees plus inspection visits throughout project.
4. Temporary Accommodation: £3,000-£8,000
If all-at-once renovation: 3-4 months rent or hotel costs. Storage for furniture: £150-£300/month. Often the hidden cost that breaks budgets.
5. Utilities & Services: £1,500-£3,000
Temporary power for trades. Water usage. Waste removal (multiple skips at £250-£400 each). Site facilities. Adds up quickly.
6. Design & Professional Fees: £3,000-£8,000
Architect/designer fees for plans and specifications. Structural engineer for calculations (if removing walls or major work). Party wall surveyor if applicable.
7. Finishing Touches: £2,000-£6,000
Decorative items often forgotten: curtains/blinds throughout, light fittings, door furniture (handles, locks), bathroom accessories, kitchen extras (bins, storage solutions).
8. Living Costs During Renovation: £2,000-£5,000
Increased takeaway/restaurant costs (no kitchen). Gym membership (to shower if bathrooms out). Launderette costs. Pet boarding if needed.
Total hidden costs: £19,000-£58,000 (15-25% of base renovation budget)
How to Finance a Full House Renovation
Renovation Mortgage
Borrow against property’s post-renovation value. Requires architect’s plans and quotes. Funds released in stages as work completes. Interest rates: 3-6%. Best for major renovations adding significant value.
Remortgage (Equity Release)
Release equity from existing property to fund renovation. Requires sufficient equity (typically need 20% remaining after release). Interest rates: 2-5%. Spreads cost over mortgage term.
Home Improvement Loan
Unsecured personal loan for renovation. £10,000-£50,000 typical. Interest rates: 4-10% depending on credit score. Fast approval, no property valuation needed. Best for smaller renovations.
Savings
Pay cash if possible—saves interest and gives negotiating power with contractors. Recommend keeping 20% savings as contingency even if using other financing.
Bridging Loan
Short-term finance (6-12 months) for renovation before refinancing. Interest rates: 6-15%. Expensive but useful for uninhabitable properties needing work before standard mortgage available.
Final Thoughts
Full house renovation costs in the UK typically range from £50,000 to £100,000 for most 3-bedroom properties undertaking comprehensive renovation. The key cost drivers are property size, renovation depth, property age, and location. A realistic budget follows the £1,000-£2,500 per square meter guideline for comprehensive work.
The most critical success factor is realistic budgeting with proper contingency. Always budget 15-20% extra for contingencies structural surprises, hidden issues, and scope changes are virtually guaranteed in whole-house renovations. Get three detailed written quotes before starting, and never begin work without a written contract and agreed payment schedule.
Consider phased renovation if capital is limited or you need to live in the property during work. While 10-15% more expensive overall, phased approach reduces financial risk and allows you to adjust plans as work progresses. All-at-once renovation is cheapest and fastest but requires full capital upfront and temporary accommodation.
Planning your full house renovation? Use Havnwright’s free Renovation Calculator to get a personalized cost estimate based on your property type, renovation scope, and location. Get a detailed room-by-room breakdown in minutes.
Frequently Asked Questions
How much does it cost to renovate a whole house UK?
Full house renovation costs UK typically range from £50,000-£100,000 for a standard 3-bedroom property with comprehensive renovation. Cosmetic refreshes start at £30,000-£60,000, while deep renovations with structural work cost £100,000-£150,000+. Budget £1,000-£2,500 per square meter depending on renovation depth and property age.
How long does a full house renovation take?
Full house renovations typically take 12-16 weeks (3-4 months) for comprehensive work done all-at-once. Cosmetic renovations take 6-10 weeks. Deep renovations with structural work take 16-24 weeks (4-6 months). Phased renovations spread over 6-12 months if living in property during work. Add 2-4 weeks for unexpected issues.
Is it cheaper to renovate or build new?
Renovating is typically around 30–50% cheaper than building new. Renovation costs are commonly £1,000–£2,500 per square meter compared with new build costs of roughly £1,800–£3,000 per square meter. However, deep renovation of properties with major structural issues can approach new build costs. Renovation also preserves location and avoids purchasing a new plot of land.
Should I renovate all at once or in phases?
Renovating all at once is usually 10–15% cheaper overall and faster, typically taking 3–4 months rather than 6–12 months for a phased project. However, it requires full capital up front and temporary accommodation. Phased renovation costs more but allows you to live in the property, spread costs over time, and adjust plans as you go. All-at-once tends to suit investment properties, while phased renovation suits owner-occupiers with limited capital.
What should I renovate first in a house?
Always start with essential systems: structural repairs, roof, rewiring, plumbing, heating system, and damp-proofing. Once those are sound, focus on the kitchen and main bathroom because they have the highest impact on daily living and resale. After that, move on to bedrooms, living spaces, and external works. Starting with core systems helps avoid having to rip out new kitchens or bathrooms later to fix underlying problems.
How much should I budget for contingency?
For whole-house renovations, budget 15–20% contingency for cosmetic or comprehensive projects and 20–25% for deep renovations or properties over 50 years old. Structural surprises, hidden damp, asbestos, and scope changes are very common in full renovations. A proper contingency prevents project delays and financial stress if costs rise mid-project.
Can I live in my house during full renovation?
You can usually live in your house during a phased renovation, but it is difficult during an all-at-once project. Living on site during full renovation is stressful because you may have no kitchen for 3–4 weeks, limited bathroom access, constant dust and noise, and restricted areas. It is only viable if you can camp in one room and use temporary facilities. Most people prefer temporary accommodation for comprehensive renovations.
Do Victorian houses cost more to renovate?
Yes, Victorian and Edwardian properties usually cost 20–30% more to renovate than modern homes. They often have solid walls that are more expensive to insulate, more structural issues, and outdated systems that require complete replacement. Original features worth preserving also add labor costs. However, period properties often achieve higher sale prices, which can offset their higher renovation costs. It is sensible to budget extra contingency for older properties.
What adds most value in house renovation?
Kitchen and bathroom renovations generally add the most value, often returning 60–80% of their cost. Adding an en-suite bathroom can add roughly £10,000–£20,000 to property value. Loft conversions typically return around 50–60% and add valuable living space. Open-plan living areas are highly desirable, and improved kerb appeal through a better front exterior and driveway creates a strong first impression that helps attract buyers.
How do I get quotes for full house renovation?
Get at least three detailed written quotes from contractors. Provide the same scope of works to each so you can compare like-for-like. Quotes should itemise materials, labour with day rates and estimated days, timeline, payment schedule, and clear exclusions. Check references, insurance, and examples of past work. Avoid choosing the cheapest quote; a mid-range contractor often offers the best value. As a rule, never pay more than about 20% upfront as a deposit.
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