How much does a full-house renovation cost?

It’s the most common question in UK property, and perhaps the most difficult to answer: “How much will my full-house renovation cost?”

If you’ve asked a builder or a friend, you’ve probably received the famously unhelpful answer: “It depends.”

They’re not being difficult. The truth is, the cost of renovating a typical three-bedroom house in the UK can swing from £45,000 for a largely cosmetic update to well over £110,000 for a full “back-to-brick” refurbishment, especially in London and the South East.

Recent data from Checkatrade suggests an average cost for a 3-bed house renovation is around £76,690. But this “average” is a blend of so many variables it’s almost useless for your specific project.

So, how do you move from a vague, broad average to a budget you can actually use? You need to think like a professional and break the costs down.

The “Per Square Metre” Rule of Thumb

The first step away from guesswork is to use the “cost per square metre” (£/m²) metric. This is how surveyors and developers create a baseline budget.

While still an estimate, it’s a much more educated starting point. The rate you use depends on the level of finish you plan to achieve.

• Light / Cosmetic Renovation: (£700 – £1,200 per m²) This is not a full-house refurb. It’s largely redecorating: think new flooring, repainting, new light fittings, replacing a kitchen worktop (not the whole kitchen), and updating bathroom hardware.
• Standard / Full Refurbishment: (£1,200 – £2,500 per m²) This is the most common category. It involves everything above plus new systems. You’re likely replacing the entire kitchen, a full new bathroom, replastering, and potentially upgrading electrics and heating.
• High-End / Structural: (£2,500 – £3,500+ per m²) This is a “back-to-brick” job. It includes all new systems (rewiring, new central heating), moving non-load-bearing walls, new windows, and high-end finishes like stone worktops, bespoke joinery, and premium appliances.

Example: Your 3-bed semi is 90m².

• Standard Refurb: 90m² x £1,800/m² = £162,000

Does that number look terrifyingly high? It often does. This is why understanding what is driving that cost is the most important step.

What Actually Drives the Cost? The 5 Key Factors

That £/m² rate is an average. Your final bill will be determined by these five key factors.

1. The “Big Ticket” Rooms: Kitchens & Bathrooms

These are, without question, the most expensive rooms. They are labour-intensive (plumbers, electricians, tilers, joiners) and material-intensive (cabinetry, stone, appliances, sanitary ware).

• New Kitchen: £10,000 (budget) – £30,000+ (high-end)
• New Bathroom: £6,000 (budget) – £15,000+ (high-end)

2. The “Unseen” Essentials: Systems & Structural

This is the “back-to-brick” work. It’s expensive, disruptive, and not very glamorous, but it’s critical.

• Full House Rewire: £4,000 – £8,500
• New Central Heating System: £5,000 – £9,000 (new boiler, pipes, and radiators)
• New Roof: £6,500 – £18,000
• New Windows (whole house): £5,000 – £15,000

3. Your Postcode: The “London Factor”

It’s not a myth. Sourcing labour and materials in London and the South East is significantly more expensive than in the North or Wales. Day rates for tradespeople can be 20-40% higher, instantly inflating your entire budget.

4. Professional Fees

For a full-house refurb, you will need professional help.

• Architect: Fees typically range from 5-12% of the total build cost.
• Structural Engineer: If you’re removing any walls, you’ll need calculations. Expect to pay £350 – £1,000+ for their reports.
• Surveys & Permissions: Don’t forget costs for asbestos surveys, planning applications, or building control fees.

5. The Contingency Fund: Your Most Important Budget Line

Rule No. 1: It will always cost more than you think.

When you pull up a floorboard, you might find rotten joists. When you strip wallpaper, the plaster might crumble.

A contingency fund of 10-15% of your total budget is not a “nice to have”; it is an essential, non-negotiable part of your plan. If your budget is £80,000, you must set aside £8,000 – £12,000 for these surprises.

So, How Do You Get a Real Budget?

As you can see, a “full-house renovation” isn’t one job; it’s a hundred small jobs. The only way to get a reliable budget is to stop guessing and start planning.

You need a detailed, itemised breakdown of every task, from the skip hire and asbestos survey to the number of downlights and the type of kitchen tap you want.

This is precisely what Refurbmate was built for.

Instead of relying on broad national averages, our platform analyses your specific project—your property size, your region, and your photos. It builds a detailed, professional-grade cost report that breaks down the labour, materials, and trade requirements.

This report isn’t just a number; it’s a clear plan. It’s the document you use to set a realistic budget, and the benchmark you use to fairly compare the quotes you receive from vetted Checkatrade professionals.

Stop flying blind. Get the clarity you need to renovate with confidence.