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Quick answer: In 2026, a home renovation in London typically costs £1,000–£1,500 per m² for a light refurbishment, £1,500–£2,500 per m² for a mid-range renovation and £2,500–£4,000+ per m² for a high-end or structural project. A new kitchen usually costs £12,000–£35,000, a bathroom £8,000–£18,000, and renovating a 70 m² two-bedroom London flat usually costs £70,000–£175,000 depending on the level of finish.
Written by the Beck’s Homes UK team, based in Fitzrovia and renovating homes across Central London. Prices are 2026 guide figures for London and include labour and standard materials. Last reviewed October 2026.
Key takeaways
- London renovation costs run roughly 20–30% above the UK average because of labour rates, parking, access and waste disposal.
- Always add 10–20% contingency, especially in Victorian and Edwardian properties where hidden problems are common.
- Check whether quotes include VAT at 20%. Many London quotes are given ex-VAT.
- Kitchens and bathrooms are the most expensive rooms per m² because of plumbing, electrics and fitted units.
- Fixed, itemised written quotes are the best protection against budget creep.
How much does a house renovation cost in London per m²?
| Renovation level | What it usually includes | Typical London cost per m² (2026) |
|---|---|---|
| Light refurbishment | Redecoration, new flooring, minor repairs, new fixtures | £1,000–£1,500 |
| Mid-range renovation | New kitchen and bathroom, partial rewire, replastering, new floors | £1,500–£2,500 |
| High-end or structural renovation | Layout changes, full rewire and replumb, bespoke joinery, premium finishes | £2,500–£4,000+ |
As a rough example, a mid-range renovation of a 70 m² two-bedroom flat in Westminster or Kensington would usually fall between £105,000 and £175,000 before any structural work or extensions.
Kitchen renovation cost in London
| Kitchen type | Typical cost (2026, fitted) | What you get |
|---|---|---|
| Budget refresh | £8,000–£15,000 | Flat-pack units, laminate worktops, basic appliances, keep the layout |
| Mid-range kitchen | £15,000–£30,000 | Quality units, quartz or solid wood worktops, new electrics and tiling |
| High-end or bespoke kitchen | £35,000–£70,000+ | Bespoke cabinetry, stone worktops, integrated premium appliances, layout change |
Moving sinks, gas hobs or walls adds plumbing, electrical and possibly structural costs. Find out more about our kitchen renovation service.
Bathroom renovation cost in London
| Bathroom type | Typical cost (2026, fitted) |
|---|---|
| Basic bathroom or shower room | £5,000–£8,000 |
| Mid-range family bathroom | £8,000–£15,000 |
| Luxury bathroom or wet room | £18,000–£35,000+ |
Waterproofing (tanking), underfloor heating and moving the toilet soil pipe are the items that push bathroom budgets up most. See our bathroom renovation service and our article on showers leaking into the flat below.
Cost of common renovation jobs in London
| Job | Typical London cost (2026) |
|---|---|
| Painting and decorating one room | £800–£2,000 |
| Replastering one room | £800–£1,800 |
| Laminate flooring (fitted) | £30–£60 per m² |
| Engineered wood flooring (fitted) | £70–£150 per m² |
| Wall and floor tiling (labour) | £50–£100 per m² |
| Full rewire, two-bedroom flat | £5,000–£9,000 |
| Full rewire, three-bedroom house | £7,000–£12,000 |
| New combi boiler (fitted) | £2,500–£4,500 |
| Sash window repair and draught-proofing | £200–£400 per window |
For flooring choices in older homes, read our guide to flooring for period properties or see our flooring services, tiling services and painting and decorating services.
What affects renovation costs in London?
- Property age and condition: Period homes often hide old wiring, lead pipes, uneven floors and failing lath-and-plaster ceilings.
- Access and logistics: Upper-floor flats without lifts, parking suspensions and skip licences add cost and time. Councils such as Westminster charge for skip and parking permits.
- Leasehold and mansion blocks: You may need a licence to alter from the freeholder, restricted working hours and specific floor soundproofing.
- Planning and conservation: Conservation areas and listed buildings may need consent for external changes and like-for-like materials.
- Party wall agreements: Structural work on a shared wall can require a party wall surveyor, typically around £700–£1,500 per neighbour.
- Specification: Finishes, appliances and bespoke joinery can double the cost of the same room.
How long does a renovation take?
| Project | Typical duration |
|---|---|
| Redecorating a room | 2–5 days |
| Bathroom renovation | 2–4 weeks |
| Kitchen renovation | 3–6 weeks |
| Full flat renovation | 8–16 weeks |
| Full house renovation | 4–9 months |
How to keep your London renovation on budget
- Get a survey first on older properties so damp, wiring and structural issues are priced in from the start.
- Fix your design and finishes before work begins. Changes mid-project are the biggest cause of overspend.
- Ask for itemised, fixed quotes from at least three contractors and compare them line by line.
- Keep the layout of kitchens and bathrooms where possible to avoid moving drainage and gas.
- Phase the work if needed, starting with structure, electrics and plumbing before cosmetic work.
- Hold back a 10–20% contingency and only release it for genuine unforeseen work.
If you are renovating a flat in a period block, our guide to mansion block flat renovation in London covers freeholder permissions and practical constraints.
Frequently asked questions about renovation costs
How much does it cost to renovate a house in London in 2026?
Most London renovations cost £1,000–£1,500 per m² for a light refurbishment, £1,500–£2,500 per m² for a mid-range renovation and £2,500–£4,000+ per m² for high-end or structural work. A three-bedroom house of 100 m² would typically cost £150,000–£250,000 for a mid-range renovation.
How much does a kitchen renovation cost in London?
A budget kitchen refresh costs around £8,000–£15,000, a mid-range kitchen £15,000–£30,000 and a high-end bespoke kitchen £35,000–£70,000 or more, fitted, in 2026.
How much does a bathroom renovation cost in London?
Expect around £5,000–£8,000 for a basic bathroom or shower room, £8,000–£15,000 for a mid-range family bathroom and £18,000–£35,000+ for a luxury bathroom or wet room.
Do London renovation quotes include VAT?
Not always. Many contractors quote ex-VAT, and VAT at 20% can add a significant amount. Always ask whether a quote includes VAT and what is excluded.
How much contingency should I budget for a renovation?
Set aside 10–20% of the build cost. Use the higher end for Victorian and Edwardian properties, where hidden damp, old wiring and structural surprises are more likely.
Is it cheaper to renovate or move in London?
It depends on the property, but renovating often costs less than the stamp duty, agent and legal fees of moving, especially when it adds value through a better kitchen, bathroom or layout.
Do I need permission to renovate a leasehold flat?
Usually yes for anything beyond redecoration. Most leases require a licence to alter from the freeholder for structural, plumbing or flooring changes. Check your lease before booking work.
Get a fixed renovation quote in Central London
Beck’s Homes renovates kitchens, bathrooms and whole flats across Westminster, Fitzrovia, Marylebone, Kensington and Chelsea. Call +44 7774 928737 or contact us for a site visit and an itemised quote.