What does a full house refurbishment cost in the UK in 2026?
A full house refurbishment — covering structural work, M&E (mechanical and electrical), plastering, decoration, kitchen, bathrooms, and flooring — will typically cost between £30,000 and £150,000+ for an average UK home in 2026.
That range is wide because the word "refurbishment" covers everything from a basic cosmetic refresh to a whole-house renovation involving structural changes, rewiring, new heating systems, and high-specification finishes.
The most useful way to understand costs is to break them down by scope level and by trade.
Cost by scope level
| Scope level | What it includes | Typical cost range (3-bed terrace) |
|---|---|---|
| Light refurbishment | Decoration, flooring, minor joinery, no structural work | £8,000–£22,000 |
| Medium refurbishment | Kitchen, bathroom(s), decoration, flooring, some M&E upgrade | £25,000–£55,000 |
| Full refurbishment | Strip back to shell, rewire, replumb, replaster, new kitchen, bathrooms, insulation upgrade | £55,000–£120,000 |
| Structural refurbishment | Full refurb plus structural alterations, extensions, or layout reconfigurations | £80,000–£200,000+ |
London and South East projects typically add 20–35% to the figures above.
Cost breakdown by trade (full refurbishment, 3-bed terrace)
Structural and enabling works: £3,000–£18,000
For most refurbishments, some structural work is involved — removing internal walls, creating openings, inserting lintels, or addressing subsidence or damp. Costs depend heavily on what you find once walls are opened.
Items that can dramatically increase this cost:
- Underpinning (if subsidence is found): £8,000–£25,000
- Structural steel beams: £1,500–£8,000 per beam
- Damp proofing and remediation: £500–£5,000
Electrics: £4,000–£12,000
A full rewire of a 3-bedroom property in the UK costs £4,000–£8,000 for the electrical work itself. This increases if:
- A new consumer unit is required (typically included)
- Solar PV or EV charging is added
- Smart home systems are specified
- The property is large or has many circuits
Plumbing and heating: £5,000–£20,000
Replacing all pipework, installing a new boiler, and fitting new radiators throughout typically costs £6,000–£14,000. A heat pump system costs £8,000–£18,000 installed (before any government grants). Underfloor heating adds £80–£120/m² for wet systems.
Plastering and drylining: £4,000–£10,000
A full replaster of a 3-bedroom house typically costs £4,000–£8,000. If there is significant damp damage, bay window movement, or modern dry-lining as an alternative to lime plaster in older properties, costs can reach £10,000+.
Kitchen: £8,000–£40,000+
Kitchen costs vary enormously by specification:
- Budget supply-and-fit (basic units, contractor's choice): £5,000–£10,000
- Mid-range kitchen (supplied by client, fitted by contractor): £3,000–£6,000 fit cost
- High-spec bespoke or semi-bespoke: £15,000–£50,000+ including units and worktops
Structural changes to the kitchen area (removing walls, moving drainage) add separate costs.
Bathrooms: £4,000–£12,000 per bathroom
A fully tiled bathroom or en-suite with new sanitaryware, tiling, and associated plumbing and electrics typically costs:
- Basic: £3,500–£6,000
- Mid-range: £6,000–£10,000
- High spec: £10,000–£20,000+
A 3-bedroom house with a main bathroom and one en-suite might cost £10,000–£22,000 for both.
Flooring: £3,000–£10,000
For a 3-bed house:
- Engineered hardwood throughout: £4,000–£9,000 supply and fit
- LVT throughout: £2,500–£6,000 supply and fit
- Carpet to bedrooms only: £1,200–£2,800
Decoration: £3,000–£8,000
A full interior decoration of a 3-bedroom house (walls, ceilings, woodwork) typically costs £3,000–£7,000 for a mid-range finish. High-spec preparation and premium paints add cost.
Windows and external doors: £4,000–£15,000
Replacing all windows and the front and rear doors on a 3-bedroom terrace:
- PVCu double glazing: £4,000–£7,000
- Aluminium double glazing: £6,000–£12,000
- Timber sash restoration: £800–£1,800 per window
What drives refurbishment costs up
- Condition of what is already there. Old properties with lath and plaster, solid walls, Victorian-era plumbing, and outdated electrics cost significantly more to refurbish than 1990s stock.
- Specification level. The difference between mid-range and high-spec finishes can double the cost.
- Programme constraints. If the property is occupied, or work needs to be phased to maintain habitation, the cost increases.
- Access and logistics. London projects with no parking, no storage space, and ULEZ charges on delivery vehicles cost more to run.
- Condition surprises. Damp, structural movement, rotted timber, asbestos, and lead paint are all potential additional costs discovered during the strip-out phase.
Budgeting recommendations
1. Add a contingency of 15–20% to any refurbishment budget before you start
2. Commission a building survey before purchasing a property for refurbishment — it will identify major risks
3. Get a detailed scope of works agreed before pricing, not after
4. Separate the structural phase from the finishes phase in your contract — unknowns are concentrated in demolition and enabling works
5. Fix second-fix material allowances in advance so the contractor knows what budget they are working to
Get a structured refurbishment estimate
Dwellinger connects homeowners and investors with Builder Score-verified contractors across the UK who can provide structured estimates based on your specific property and scope.