A property refurbishment covers everything between a light cosmetic update and a full strip-back-to-brick renovation, and getting the scope right at the start is what separates a project that runs smoothly from one that spirals. In London in 2026, a full house refurbishment typically costs £45,000 for a cosmetic update to well over £350,000 for a complete structural renovation of a larger period property.
At a glance
- Cosmetic refurbishment: £45,000 to £120,000, redecoration, new fixtures and minor repairs without structural change
- Standard refurbishment: £120,000 to £220,000, new kitchen and bathrooms, full rewire and replastering throughout
- Full structural refurbishment: £250,000 to £600,000+, wall removals, floor lowering, new services and complete reconfiguration
- Cost per square metre: commonly £1,500 to £4,000 in London depending on scope and finish
- Typical timeline: 10 to 20 weeks for a standard refurbishment, longer for structural work
What counts as a refurbishment
A cosmetic refurbishment refreshes what is already there: redecoration, new flooring, updated fixtures and minor repairs, without touching walls, structure or the layout. A standard refurbishment goes further, typically including a new kitchen and bathroom, a full rewire, replumbing and replastering throughout, alongside cosmetic finishing. A full structural refurbishment can involve removing internal walls to open up the ground floor, lowering solid floors, replacing the roof covering, and effectively rebuilding the property internally within its existing external walls.
Most of our clients start with a rough idea of budget and end up somewhere between standard and structural once a full survey reveals the property’s actual condition, particularly in older London housing stock where damp, outdated wiring or structural movement are common once you start opening things up.
What a full refurbishment costs in London in 2026
For a typical three-bedroom London house of around 110 to 130 square metres, a light refurbishment sits at £80,000 to £150,000, a mid-level renovation with new kitchen, bathrooms and services at £150,000 to £250,000, and a full structural refurbishment at £250,000 to £600,000 or more depending on complexity and finish. Period and listed properties generally carry a premium above these figures, since sympathetic repairs, matched materials and conservation officer requirements all add time and cost.
A blended whole-house rate of £1,800 to £3,400 per square metre is a reasonable early planning figure for a project combining a refurbishment with some structural opening or extension, though this should always be tested against a detailed specification once drawings exist.
Planning permission and Building Regulations
Most internal refurbishment work does not require planning permission, since it does not alter the external appearance or footprint of the property. Removing an internal load-bearing wall, however, always requires Building Regulations approval and a structural engineer’s design for the supporting beam, regardless of whether planning permission is needed. Where a refurbishment includes rewiring, replumbing or new bathroom installations, Part P electrical and Part G plumbing compliance both apply.
Our refurbishment process
Every refurbishment starts with a detailed survey covering structure, damp, existing services and any signs of movement, because pricing a refurbishment without opening walls first inevitably means the figure will move once work is underway. We agree a fixed scope and price against that survey, then manage the strip-out, structural work, first-fix services, plastering and decoration under one dedicated site manager.
Where a refurbishment reveals additional work once walls are opened, such as unexpected damp or deteriorated joists, we agree the cost and impact on programme with you before proceeding, rather than treating it as a surprise invoice at the end.
Why choose Alpha London Builders for your refurbishment
Our recent whole-flat refurbishment in Stratford combined a partial rewire, a new kitchen and bathroom, and complete redecoration under one site manager, delivered on the original fixed-price quote in ten weeks. See the finished result on our projects page, and read what the client had to say about working with a single point of contact from start to finish.
Frequently asked questions
Can I stay in my home during a refurbishment
For a cosmetic or standard refurbishment carried out room by room, yes, most clients remain in the property. A full structural refurbishment affecting the whole house at once usually requires moving out for the most disruptive phase.
How do I budget for a refurbishment I have not fully scoped yet
Start with a per square metre planning figure appropriate to the level of work you expect, then have a full survey carried out before committing to a fixed price. We provide this survey free of charge as part of every quote.
What is the difference between a refurbishment and a renovation
The two terms are used interchangeably in the industry. We use refurbishment to describe the full range from cosmetic updates through to structural work on an existing property, as distinct from an extension, which adds new floor area.
Will I need a structural engineer
Only if the refurbishment involves removing or altering a load-bearing wall, lowering a floor, or other structural changes. Purely cosmetic and services-led refurbishments generally do not require one.
Arrange your free survey and we will come back with an honest scope and a fixed price, not a moving estimate.
