Embarking on a full house renovation is an exciting but potentially daunting venture—especially when it comes to cost. The budget depends on many factors: size and condition of the property, location, scope of work (cosmetic vs structural), quality of finishes, and unexpected surprises. Below is a detailed breakdown to help you understand what you might expect to spend in the UK in 2025.
💷 Typical Cost Ranges
Per square metre & by property size
- Many sources estimate that a full renovation in the UK falls in the range of £1,200 – £2,800 per m². All Well Property Services+3homewise.tv+3liftforhome.in+3
- For a 100 m² home, that works out to roughly £120,000 – £280,000 depending on finish, region, and structural complexity.
- For smaller properties, the cost per m² tends to be at the lower end; for larger homes or more complex work, higher.
By “typical” home size
- A 2-bed (modest) house: maybe £35,000 – £60,000 at simpler spec. hillarys.co.uk+2Science Of Property+2
- A 3-bed house undergoing a full renovation: estimates in the region of £50,000 – £100,000 for many UK areas; but could stretch to £150,000+ or more in higher-cost regions. liftforhome.in+2jamatek.co.uk+2
- In London & South East (higher labour and material costs), figures can be significantly higher: £150,000+ not uncommon for full scope. liftforhome.in+1
Example numbers
- One guide quotes: “basic refurbishment: £20,000–£40,000; midrange £40,000–£80,000; high-end/full renovation £80,000–£200,000+” for London homes. nmsmconstruction.co.uk
- Another: “For 2-bed the full renovation could cost £107,900–£147,300 depending on scale.” hillarys.co.uk
🧭 What Drives the Cost
Here are the major variables that will push your budget up or down.
- Location/Region: Labour rates, material delivery, local regulations differ. London & South East are more expensive. liftforhome.in+1
- Scope of Work: Are you just refreshing surfaces (painting, flooring, fixtures) or doing full gut-and-rebuild: rewiring, plumbing, moving walls, structural upgrades? The latter greatly increases cost.
- Quality of Finishes: Standard vs bespoke; basic materials vs premium appliances; off-the-shelf vs custom joinery. Huge impact.
- Structural/Hidden Issues: Problems like poor foundations, damp, asbestos, roof issues, load-bearing changes add up—and often only discovered once work begins.
- Size of Property: Larger homes or ones with tricky layouts cost more in absolute terms; economies of scale may help—but also more rooms to bring up to spec.
- Professional Fees: Architect, structural engineer, project manager, building control fees often add 5-15%+ of build costs. The Architect List
- Contingency: Experts repeatedly warn to set aside at least 10-15% (often 20%) contingency for surprises. homewise.tv+1
🧮 How to Estimate Your Project
Here’s a simplified step-by-step outline to help you start estimating.
Measure or estimate the floor area of the property (in m²).
Choose a ballpark cost per m² based on region & spec: e.g., £1,500/m² for a medium-spec in a moderate-cost region.
Multiply:
e.g., 100 m² × £1,500/m² = £150,000
Adjust based on condition & scope:
- If minor cosmetic only → reduce the per m².
- If heavy structural work or prime location → increase the per m².
Add professionals’ fees + VAT (if applicable).
Add contingency (say 15-20%) for hidden costs.
Break down major rooms: Kitchens, bathrooms, electrical/plumbing all tend to pull big chunks of budget. For example:
✅ Tips to Keep Costs Under Control
- Get several detailed quotes — ensure everything is itemised.
- Make a clear scope before work starts (to avoid scope creep).
- Prioritise the structural and service bits (roof, damp proofing, heating, wiring) before the cosmetic finishes.
- Choose mid-range materials if resale value and cost efficiency are your aim.
- Check viability: Will the value after renovation support the cost? Don’t over-invest for the market.
- Plan for unseen issues — occupations of older homes often reveal hidden costs (asbestos, subsidence, rot).
- Consider doing some phases of work or DIY where sensible.
🔍 Typical Scenario: 3-Bed Semi in Mid-UK Region
Let’s imagine a 3-bed semi-detached home (approx 90-100 m²) in a non-London region needing a “full renovation” (rewire, new plumbing, new kitchen & bathrooms, flooring, reconfigure layout slightly).
- Base estimate: 100 m² × £1,600/m² = £160,000
- Professional fees (say 8%): + ~£12,800 → ~£172,800
- Contingency (15%): + ~£25,900 → ~£198,700
- If you choose higher-end finishes or expansion: might push to £250,000+.
- If you scale back finishes, reduce structural work: perhaps £100,000-£120,000 might suffice.
This aligns with many estimates which place full renovation of 3-bed homes in ranges of £75,000-£150,000+ depending on region and spec. liftforhome.in+1
🧮 Why Some Projects End Up Much Higher Than Expected
- Foundational or structural work (underpinning/subsidence) can cost tens of thousands. HomeOwners Alliance+1
- Labour and material inflation: labour shortages and high material costs push up budgets. Science Of Property
- Planning/building regulations: Listed buildings or those in conservation areas cost more.
- Premium finishes or bespoke design: kitchens, bathrooms, joinery, lighting add big chunks.
- Delays/disruptions: interruptions add cost overhead.
- Mistakes in quoting or under-estimating hidden work.
🎯 Final Takeaway
If you’re budgeting for a full renovation in the UK in 2025:
- Expect at least £1,200/m² in modest spec, and potentially £2,500 m²+ for high spec or difficult regions.
- For a standard 3-bed semi, a realistic range might be £80,000 – £150,000, but £150,000+ is very plausible depending on location and ambition.
- Build in contingency — things will go over budget unless you’re very conservative.
- The more work you do, the more value you can potentially add — but the risk (and budget) also increases.
