How Much Does It Cost to Renovate a House & Saving Tips
Are you buying a property that needs renovating, or are you planning to give your home a new lease of life? Estimating house renovation costs is a challenging yet crucial step in your renovation project. The final costs depend on the actual work to be done, the type of property, or whether you are carrying out any structural alterations.
On average, renovation costs in London range between £48,000 and £97,000 for a three-bedroom home. To budget for a new build (new extension), calculate around £1,500-£2,300 per sq. m. You may pay more for a kitchen extension or if you want to add a new bathroom to your house.
The cost of renovating a Grade II listed house could be significantly higher, as there are governing laws on what you can and cannot do to a listed building, both internally and externally. With this in mind, let’s review the average home renovation costs so you can calculate the cost of renovating your property.
Not sure how much your renovation project will cost? Let the Proficiency team quote it for you.
*Proficiency completed a renovation project at Queen's Park, North London.
Key topics
House Renovation Costs: General Overview
How Much Does It Cost to Hire a Structural Engineer?
One of the many factors to consider when calculating a house renovation cost is if you are doing any structural alterations to your property. If so, you will need to include in your budget the structural engineer fees. You might think engineers are only hired for extensions when renovating a house, but the truth is you may need to hire one for other projects too, such as demolishing a wall, replacing the roof, or other new structural work.
Most engineers charge about £150 per hour on average. The total costs can range from £400 to £5,000, on average, depending on the project's complexity. Engineers are also responsible for carrying out structural surveys, which could help to identify any issues with your property. They are also responsible for producing structural drawings, which will be used by the builders when carrying out the work. Again, the prices can vary, but a full structural survey can cost around £485-£500.
| Engineer Costs | Cost Range (Average) |
|---|---|
| Basic Residential Project | £350 - £450 |
| Complex Residential Project | £1,500 - £9,000 |
| Structural Report | £500 - £2,000 |
| RSJ Calculation | £250 - £950 |
| Load Calculation for Load-Bearing Walls | £200 - £600 |
Planning Permission Costs
Planning permission is required for projects that are not covered by permitted development rights. You can expect to pay up to £206, depending on your local authority.
| Project | Fee* |
|---|---|
| Single-storey rear house extension | £96 |
| Construction of additional storeys on a house | £96 |
| Installation, alteration, or replacement of solar PV equipment | £96 |
| Material change of use and associated building operation | £206 |
| Written confirmation of compliance fee for extending or altering a dwelling house | £34 |
*Application costs in England. Fees may vary for Scotland, Northern Ireland, and Wales.
There are other applicable costs to consider. To gain planning consent, you will need an architect to create the architectural drawings required when seeking planning permission.
To apply for planning permission, you need to contact your local authority through the local council. If you are unsure whether your project requires a planning application, visit the planning portal, where you can find lots of information regarding building regulations in your area. Alternatively, ask your architect, who will be able to advise you if your project qualifies as permitted development. You may also need an extension permit to build off-road parking.
How Much Does It Cost to Upgrade Old-Fashioned Fuse Boxes?
If you live in an older home, an electrical upgrade is one of the first things to include in your house renovation costs. The average cost of replacing an old-fashioned fuse box is £1,075, but you might also have to pay for additional work, including:
- Fuse box removal: £150-£200
- Circuit breaker replacement: £45-£60
- Electrical inspection: £120-£300
The figures above generally include labour costs; however, if you need to carry out other electrical work, you’ll need to calculate labour costs separately. For instance, to replace broken light switches, you can expect to pay around £35-£55 for each broken switch, plus the electrician’s fee of about £45 per hour.
Central Heating System Upgrade Costs
Central heating is one of the most important investments, whether you’re renovating a house for yourself or to sell. For a new heating system in a 3-bed house with nine radiators and a 28 kW boiler, you can expect to pay between £2,300–£5,500, depending on the fuel source and boiler location. This cost doesn’t include new pipework, which can cost up to £1,000 for an average-sized home.
| Fuel Source | Central Heating Installation Cost |
|---|---|
| Gas | £2,300 - £4,500 |
| Electric | £3,230 - £4,350 |
| Oil | £4,500 - £5,500 |
New Roof Installation Costs
A solid roof structure is essential to keep you safe and protected from the elements, but it’s also important to maintain your property in good condition. Replacing a roof will cost you about £5,500 on average, but this will depend on the size of the roof and the location of the property, with most homeowners spending between £3,000 and £16,300, depending on the type of roof and project complexity.
External Insulation Costs
Insulating the house’s external walls can help you save on energy and heating bills. However, insulating the walls can cost a significant amount, depending on the type of walls and the size of your property. External wall insulation costs around £100 per sq. m., meaning that you can expect to spend about £8,000 for a small flat and over £20,000 for a larger detached house. These figures include scaffolding, but you may have to pay more if scaffolding is required for more than two storeys.
Adding an Extra Bedroom
Adding an extra bedroom can raise the value of your property by about 10%, but this is one of the most expensive renovation plans. The size of your extension is one of the main factors affecting the cost, but not the only one. You may pay more if you want additional features, such as an en-suite bathroom. On average, a bedroom extension costs about £16,000 for a small, one-storey ground-floor extension, and can go up to £100,500 for a 6 by 8 two-storey extension. If you wish to add an en-suite, add about £6,500 to the total room extension costs. If you want to add more than one bedroom, the price will increase accordingly.
Additional Room Extension Costs
Adding more living space to a home is sometimes necessary. For instance, you may want to add new bedrooms for your growing family or incorporate a home office. House extension costs can vary widely, based on the location of your home (building an extension in London is much more expensive than in Lancashire, for example), extension size, ease of access, planning permission, and other costs, such as hiring an architect.
| Extension Size | Average Costs |
|---|---|
| Small extension (20m²) | £25,000 - £50,000 |
| Medium extension (30m²) | £37,500 - £67,500 |
| Large extension (50m²) | £62,500 - £112,500 |
The costs above refer to standard extension quality. Basic extensions are slightly cheaper, but you could also pay more (about £76,500 on average) if you require premium quality finishes in a mid-size (30m²) extension.
How Much Does It Cost to Add a New Bathroom?
Installing a new bathroom can increase the value of older properties. Provided you have already extended the house, the project will cost about £4,500 on average, including materials and labour.
Master Bedroom Renovation Costs
Renovating a main bedroom, including changing the furniture, costs about £3,000 on average for standard quality. Smaller refurbishments of your sleeping space or small improvements—such as painting the walls or the ceiling to enhance the original ceiling value—are more cost-effective, with most homeowners spending £1,000 on average. It’s a great way to save money while still enhancing your home.
Costs can skyrocket if you aim for premium finishes and bespoke solutions. A complete revamp of your master bedroom can cost £40,000 on average, including custom-made fittings, finishes, and professional interior design.
En-Suite Bathroom Renovation Costs
The full renovation of an en-suite costs the same as installing a full bathroom. However, you may pay less if you only want to make some changes.
| Bathroom Installation | Cost |
|---|---|
| Toilet | £100 - £175 |
| Basin | £100 - £200 |
| Bath | £250 - £400 |
| Walk-in shower | £300 - £600 |
| Standard shower enclosure | £250 - £500 |
| Heated towel/radiator rail | £200 - £300 |
| General plumbing | £700 - £900 |
| Flooring | £250 - £950 |
| Wall tiling | £850 - £950 |
| Electrical work | £300 |
| Removal of old suite and waste | £300 - £500 |
Kitchen and Dining Room Renovation Costs
A renovated kitchen can increase the resale value of your home by up to 10% in London and about 5% elsewhere in the UK. Most homeowners spend the bulk of their budget on new kitchen furniture, which can cost between £1,000 for a small kitchen suite and £25,000 for a top-range kitchen. Kitchen fitters charge about £150 per day, so you should expect to pay between £300 and £800 for a full kitchen installation.
Refurbishing the dining room costs about £1,000-£3,500 on average, but the costs can exceed £20,000 if you want to turn the dining room and kitchen into an open-plan arrangement.
Average House Refurbishment Costs per m²
House improvement (or refurbishment) refers to enhancing a property's appearance primarily through cosmetic changes. If your home is in good structural condition, the average home refurbishment cost per m² ranges from £460 to £907 per square metre (or £35,000 - £69,000 for a 76-square metre house). This cost includes the installation of floors, wall and ceiling refurbishments, fitted wardrobes, and general interior decoration.
Average Cost of Renovating a House in London
While planning costs don’t change across England (£206 for submitting a planning application), renovating a house in London is generally more expensive than elsewhere in the UK. If you plan to remove a wall and add a rolled steel joist, remember that you have to comply with the Party Wall Agreement Act and inform your neighbours if you want to carry out any building work near or on your shared property boundary. A party wall surveyor can provide professional advice on the process.
| Project | Cost |
|---|---|
| Adding an extension (4 by 5 metres) | £30,000 - £44,000 |
| Independent RICS survey | £500 - £1,000 |
| Removing walls in a Grade II listed house | £4,500 - £5,000 |
| Adding a rolled steel joist | £3,000 |
| Skip hire | £120 - £350 per day |
Victorian House Renovation Costs
Improving a Victorian property is a great renovation idea, especially if you want to sell an old house in England’s capital for a profit. Calculating the cost can be complicated, depending on the state of your property and whether or not you can salvage any elements, such as the original timber windows. The cost of a Victorian house renovation will depend on details specific to Victorian properties, like character bricks, Welsh slates, special coving, and other plasterwork decorations that add to the average prices.
3-Bed House Refurbishment Cost
The refurbishment cost of a three-bedroom house depends on the type of improvements you want to include, house location, finishing quality, labour costs in your area, and more. Below are the national average cost ranges for the most common refurbishment projects.
Benefits of Renovating Your Existing House
Renovation projects can be costly, but improving your home comes with many benefits. Here are the most important ones:
Improve the Functionality of Your House
Home remodelling allows you to customise your home to your needs. You can add extensions, turn a kitchen and dining room into an open-plan space, transform a bedroom, or go for a cost-effective bathroom renovation.
Boost the Resale Value
You can renovate a house to make it more attractive to potential buyers. Even small improvement projects, such as upgrading kitchen fixtures, can help bring a greater profit when selling.
Reduce Energy Costs
Wall insulation, modern appliances, new heating systems, and new lighting are some ways to reduce your energy bills.
Modernise Your Home
Whether you bought a historic home or inherited one, renovating it can help bring it up to date with modern standards. It can increase your comfort, reduce electricity and heating costs, and even increase the resale value.
Your Renovation Project - Down to You
Your London house renovation projects can cost anywhere from a few hundred pounds to thousands. The total cost will depend on your requirements. The key thing to remember is that even the smallest improvement can make a difference. You don’t have to revamp your entire home in one go; constant smaller investments will pay off in the long run. We hope the cost of house renovation tables above can help you calculate the cost of modernising a house or the average refurbishment costs. As a rule of thumb, keep in mind that an engineer or architect can generally help you secure more competitive prices, get a great deal with a contractor, and provide you with the specialist advice needed to carry out your project.
Other Cost Guides
- To refurbish a laundry room, expect to pay between £994 and £11,329. Learn how to get the most out of it.
- For a good staircase renovation, expect to pay £2,000. Learn why you should replace your stairs.
Get in touch with a trusted Builders
Proficiency design and build team as undertaking many property renovations of Georgian, Victorian, Edwardian to Modern home all over London helping many home homers to renovate a house completely.
Clara Annesley
Clara Annesley is an interior design and construction content writer. She holds a BSc (Hons) in Architectural Design Technology from the University of West London. Clara specialises in residential construction for topics like health & safety, architectural design and writing cost guides for renovation and remodelling projects.