How Much Does a Full-House Renovation Really Cost? A 2025 UK Breakdown

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

If you’ve asked a builder, a friend, or even Google, you’ve likely received the same frustratingly vague answer: “Well, it depends.”

They’re not wrong, but it’s not helpful. The reality is, the cost to renovate a typical three-bedroom house in the UK can swing from a £45,000 cosmetic refresh to well over £110,000 for a full “back-to-brick” structural refurbishment, with London prices soaring even higher. Recent industry data suggests a national average of around £76,690, but this figure is a blend of so many variables it’s almost useless for your specific project.

So, how do you move from a meaningless average to a budget you can actually build a plan around? You need to stop guessing and start thinking like a professional. This guide will break down the costs, show you what really drives the final price, and give you the tools to budget with confidence.

The £/m² Rule: A Professional Starting Point, Not a Final Price

The first step away from pure guesswork is to use the “cost per square metre” (£/m²) metric. This is how surveyors, architects, and developers create a baseline budget before diving into the details. While it’s still an estimate, it’s a far more educated one.

The rate you use depends entirely on the level of finish you plan to achieve. Here’s a breakdown for 2025:

What Actually Drives the Cost? The 5 Key Factors

That £/m² rate is just an average. Your final bill will be determined by these five key factors. Let’s break them down.

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

These two rooms are, without question, the most expensive and complex parts of any renovation. They are labour-intensive (requiring plumbers, electricians, tilers, and joiners) and material-intensive (cabinetry, appliances, sanitary ware).

Factor 2: The “Unseen” Essentials: Systems & Structural

This is the “back-to-brick” work. It’s expensive, disruptive, and not very glamorous, but it’s absolutely critical for the safety, comfort, and long-term value of your home.

• 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
• Replastering (whole house): £6,000 – £12,000

Factor 3: The Postcode Lottery: 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, Wales, or Scotland. Day rates for tradespeople can be 20-40% higher, instantly inflating your entire budget.

Factor 4: Professional Fees: Building Your Expert Team

For a full-house refurbishment, you can’t go it alone. You will need professional help, and their fees are a key part of the budget.

• 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 (£250+), planning applications (£206+), or building control fees (£500+).

Factor 5: The Contingency Fund: Your Most Important Budget Line

Rule No. 1 of renovating: 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 off with it. A contingency fund of 10-20% 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 – £16,000 for these inevitable surprises.

How Do You Get a Real, Actionable Budget?

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

You need an itemised breakdown of every single task, from the skip hire and asbestos survey to the number of downlights and the type of kitchen tap you want. Creating this yourself is almost impossible without professional experience.

This is precisely what RefurbMate was built for.

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

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