Planning a full home renovation can be exciting, but working out the budget is often one of the hardest parts. Costs vary widely depending on the size and age of the property, the amount of structural work required, the quality of materials and, importantly, where you live.
For a typical three-bedroom home, current 2026 UK cost guides put a full renovation broadly in the £40,000 to £180,000+ range. A more extensive renovation involving structural changes, new services and higher-quality finishes can go considerably higher.
London is particularly expensive. Current London estimates put full renovations at roughly £800 to £1,800 per square metre for many projects, with premium properties and complex refurbishments going beyond this.
Key takeaways
- A full renovation of a typical three-bedroom UK home can cost around £40,000 to £180,000+, depending on the work involved.
- Location makes a major difference with renovations in London costing substantially more than cities in the North and Midlands because of higher labour and access costs.
- Always keep a 10–15% contingency for unexpected problems, particularly when renovating older properties.
What does a full home renovation include?
A full renovation can include structural repairs, new foundations or underpinning, roofing, a new kitchen, bathrooms, plumbing, electrics, heating, flooring, plastering and decoration.
Some projects also include new windows, doors, insulation and changes to the layout.
The phrase “full renovation” is not a fixed industry definition. One builder may use it to describe a cosmetic refurbishment, while another may mean stripping the property back to its structure and rebuilding the interior.
For this reason, the figures below should be treated as budgeting guides rather than quotations.
A 2026 UK cost guide puts the average renovation of a three-bedroom house at around £43,530 to £110,350, including a range of major works.
More extensive full-house projects can be significantly higher.
Full renovation costs by location
The table below gives useful planning figures for a typical 3,4 and 5 bedroom house undergoing a substantial renovation – based on data from VZ Builders, a team of house builders in Totteridge. London figures are broken down by area. The city figures should be treated as broad budgeting ranges because the condition of the property and specification can move the final price considerably.
| Area | 3-bedroom house | 4-bedroom house | 5-bedroom house |
| North London | £120,000–£210,000 | £145,000–£255,000 | £170,000–£300,000 |
| East London | £110,000–£195,000 | £135,000–£235,000 | £155,000–£275,000 |
| West London | £123,000–£218,000 | £150,000–£265,000 | £175,000–£310,000 |
| South London | £114,000–£201,000 | £140,000–£245,000 | £165,000–£285,000 |
| Manchester | £45,000–£75,000 | £55,000–£90,000 | £65,000–£105,000 |
| Leeds | £43,000–£72,000 | £52,000–£86,000 | £62,000–£100,000 |
| Birmingham | £45,000–£75,000 | £55,000–£90,000 | £65,000–£105,000 |
| Liverpool | £42,000–£70,000 | £50,000–£84,000 | £60,000–£98,000 |
| Newcastle | £40,000–£68,000 | £49,000–£82,000 | £58,000–£95,000 |
London area figures are consistent with current 2026 whole-house renovation benchmarks, which place North London at approximately £119,700–£211,200, East London at £110,300–£194,700, West London at £123,400–£217,800 and South London at £114,100–£201,300.
For comparison, current UK renovation data puts London at around 30% above the UK average, while cities such as Manchester, Leeds, Liverpool and Newcastle generally sit below London because labour and associated project costs are lower.
These figures assume a substantial renovation rather than simply replacing a kitchen and bathroom.
Foundations for a home renovation
Foundation work can be one of the biggest unknowns in a renovation.
If the existing foundations are sound, there may be little or no additional foundation cost. However, problems such as subsidence, movement, poor drainage or an extension built on inadequate foundations can change the budget quickly.
Simple foundation repairs may cost several thousand pounds, while underpinning or major structural work can run into tens of thousands.
Before allowing money for this part of the project, a structural engineer or suitable building professional should assess the property. This is particularly important with older homes.
Foundation work can also affect other parts of the renovation. If floors have to be removed or walls supported, you may need additional structural engineering, temporary works and reinstatement.
For this reason, foundations should have their own contingency rather than simply being absorbed into the general building budget.
Kitchens refurbishment – £5,000-£30,000+
The kitchen is often one of the most expensive rooms in a renovation.
A basic kitchen refurbishment can cost around £5,000, while a mid-range kitchen can reach £12,000 to £25,000. Premium kitchens can go beyond £30,000, particularly when bespoke cabinetry, stone worktops and high-end appliances are involved.
The layout makes a major difference. Keeping the sink, cooker and appliances in roughly the same positions can reduce plumbing and electrical work. Moving them can involve additional pipework, wiring, flooring repairs and structural work.
The kitchen itself is only part of the cost. You also need to allow for appliances, lighting, flooring, plastering, decorating and installation.
In London, a mid-range kitchen renovation can be noticeably more expensive. Current 2026 estimates put a mid-range London kitchen renovation at roughly £10,000 to £33,000.
Bathrooms refurbishment – £3,000-£20,000+
Bathrooms can be relatively compact, but they can still consume a sizeable part of a renovation budget.
A basic bathroom renovation may start at around £3,000 to £5,000. A more typical mid-range project can cost £7,000 to £10,000 or more, while premium bathrooms can reach £15,000 to £20,000+.
The main costs include the suite, taps, shower, tiles, waterproofing, flooring, lighting and labour.
Changing the location of a toilet, bath or shower can increase the cost because drainage and water supplies may need to be altered.
Bathrooms also need careful waterproofing. Saving money by using cheaper installation methods can cause expensive problems later, particularly if water gets behind tiles or into floors and walls.
If you are renovating a whole house, it is often worth deciding on the bathroom layouts before plumbing work begins.
Roofing – £5,000 to £18,000
The roof protects everything underneath it, so it should be high on the renovation priority list.
A typical new roof can cost roughly £5,000 to £18,000, depending on the size, materials, access and complexity. Current 2026 estimates put an average new roof for a three-bedroom renovation at around £12,250.
A roof replacement normally involves more than simply putting new tiles on.
You may need new battens, membranes, insulation, leadwork, gutters and ventilation. Scaffolding can also add a significant amount to the bill.
Older properties can be particularly expensive because roof structures may need repair before the new covering is installed.
If the roof is already in poor condition, dealing with it early can prevent water damage to ceilings, plaster, insulation and timber inside the house.
Patio – £10,000+
A patio is usually a smaller part of the overall renovation budget, but it can still make a noticeable difference to the finished property.
The price depends mainly on the size and material. A straightforward patio using concrete paving may cost a few thousand pounds. Natural stone, porcelain, intricate patterns, steps, drainage and difficult access will increase the price.
You also need to consider preparation. If the existing patio has to be removed, the ground may need excavation and levelling before the new surface can be installed.
Drainage is particularly important. Water should not be allowed to run towards the house.
For homeowners carrying out a full renovation, it can make sense to complete major external drainage and groundworks before the final patio is installed. This avoids damaging a new patio later.
Electrics – from £3,500
A full rewire is common in older properties, especially homes with outdated wiring or insufficient electrical capacity.
A whole-house rewire is currently around £3,500 to £8,000 nationally, with London estimates reaching approximately £4,600 to £10,600 depending on the property and specification.
The final cost depends on the size of the house and the number of sockets, switches, lights and circuits required.
A renovation is often the best time to carry out electrical work because walls and ceilings may already be open.
It is also a good opportunity to plan for modern requirements, such as additional sockets, outdoor power, security systems, smart-home equipment and electric vehicle charging.
Electrical work should be carried out and certified by a suitably qualified electrician.
Flooring – from £2,000
Flooring is another area where your choice of finish can dramatically change the budget.
Budget laminate or vinyl can keep costs relatively low. Engineered timber, natural stone and premium porcelain can increase the price considerably.
For a three-bedroom house, a broad allowance of around £2,000 to £6,000 is often used for flooring, although a larger property or premium specification can go much higher.
London projects can cost substantially more. One current London renovation guide estimates around £6,000 to £16,000 for engineered oak or good-quality LVT throughout a three-bedroom property.
Remember to include preparation.
Old floors may need levelling, damp treatment or repairs before new flooring can be installed. This is particularly important in older houses.
Plumbing – from £2,000
Plumbing is often hidden behind walls and floors, making it easy to overlook when preparing a renovation budget.
A whole-house replumb can cost around £2,000 to £10,000 in a typical property, although the cost can rise if the heating system, boiler, radiators or drainage also need replacing.
Moving bathrooms and kitchens will normally increase the cost because water and waste pipes have to be repositioned.
A full renovation is a good opportunity to replace old pipework before walls and floors are finished.
You should also consider the heating system. A new central heating system can add several thousand pounds to the project, while a boiler replacement can cost roughly £1,800 to £4,000 nationally according to current cost data.
Other renovation costs to consider
The eight areas above are important, but they do not make up the entire renovation.
You may also need to budget for:
- Plastering
- Decorating
- Windows
- Doors
- Insulation
- Heating
- Joinery
- Waste removal
Structural alterations can add considerably to the cost. Removing a wall, for example, may require an engineer, steel beam, building control approval and additional making-good work.
Professional fees should also be considered:
- architect
- structural engineer
- Interior designer
- building surveyor
- planning consultant
- party wall surveyor
London projects can have additional costs for scaffolding, parking, permits, access and party wall matters. These costs can be particularly noticeable on terraced properties.
Do you requirement planning permission?
Before undergoing any major home renovations, you will need to check if you require planning permission, which can be submitted to your local council. If all your renovation work is internal and cosmetic, there is no need for any planning permission, but anything external such as adding side or rear extensions, converting a garage into living space or adding a loft conversion – will typically require planning permission and require approval by the council.
You will likely need an architect to draw these plans which are submitted to the council for approval – and this can take a few weeks or months depending on the scale of your plans.
How much contingency should you allow for a home renovation project?
For a straightforward renovation, 10% is a sensible starting point as a contingency. For an older property or most sophisticated house build, 15% or even 20% may be more appropriate.
This is because opening up an old house can reveal problems that were not visible during the initial survey.
You might find damaged timber, old plumbing, inadequate wiring, damp, asbestos-containing materials or structural movement.
For example, a £75,000 renovation with a 15% contingency would mean keeping around £11,250 available for unexpected costs.
It is better to have the money available and not need it than to stop work halfway through the project.
How to keep a renovation under control
The best way to manage costs is to decide what you want before work begins.
Changing your mind once the project is underway can be expensive. Moving a wall after electrics and plumbing have been installed can mean paying for the same work twice.
Get detailed written quotations rather than relying on a single total figure.
The quotation should clearly explain what is included, what is excluded and which materials have been allowed for.
It is also worth comparing several contractors. The cheapest quotation is not automatically the best value, particularly if it leaves out important parts of the work.
Where possible, keep the layout of kitchens and bathrooms close to the existing layout. Current renovation cost research suggests that retaining existing plumbing and electrical positions can save around £2,000 per project across kitchens and bathrooms.
Final thoughts
A full home renovation in the UK can cost anywhere from tens of thousands of pounds to well over £150,000, depending on the property and the amount of work required.
For a typical three-bedroom home, a sensible starting budget might be around £50,000 to £100,000 for a substantial renovation outside London, while London projects can easily reach £100,000 to £200,000 or more.
The condition of the property is just as important as its size.
A small Victorian house requiring structural repairs, a new roof, full rewire and replumb could cost more than a larger modern property that only needs its finishes and services upgraded.
The best approach is to survey the property first, create a detailed scope of work, get several quotes and keep a contingency fund.
Most importantly, treat online renovation prices as planning figures rather than promises. Your property’s condition, location, access and chosen specification will ultimately determine the final cost.
