UK cost guide · September 2026
How much does it cost to renovate a house in 2026?
A full mid-range renovation (rewire, new heating, kitchen, bathroom, plastering and decoration) costs about £960 to £1,400 per m² including VAT in the UK. For a typical 3-bed house of about 90 m² that is £86,500 to £130,000. A budget refurbishment costs less; premium work can reach £2,400 per m².
Work out your whole-house renovation cost
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Whole-house renovation prices in 2026
Ranges are for a typical home outside London, including VAT, before fees and contingency. Use the calculator for your size, region and finish.
| Type | Budget | Mid-range | Premium |
|---|---|---|---|
| Full renovation (rewire, heating, kitchen, bathroom, plaster) (90 m²) | £59,500 to £86,500 | £86,500 to £130,000 | £130,000 to £216,000 |
| Floor area | Budget | Mid-range | Premium |
|---|---|---|---|
| 60 m² | £39,500 to £57,500 | £57,500 to £86,500 | £86,500 to £144,000 |
| 90 m² | £59,500 to £86,500 | £86,500 to £130,000 | £130,000 to £216,000 |
| 130 m² | £86,000 to £125,000 | £125,000 to £187,000 | £187,000 to £312,000 |
Whole-house renovation costs by region
Labour costs vary across the UK far more than materials. London runs about 35% above the UK average and Northern Ireland about 18% below.
| Region | Mid-range cost | Per m² |
|---|---|---|
| UK average (outside London) | £86,500 to £130,000 | £960 to £1,400 |
| London | £117,000 to £175,000 | £1,300 to £1,900 |
| South East | £99,500 to £149,000 | £1,100 to £1,700 |
| East of England | £92,500 to £139,000 | £1,000 to £1,500 |
| South West | £90,000 to £135,000 | £1,000 to £1,500 |
| West Midlands | £84,000 to £126,000 | £930 to £1,400 |
| East Midlands | £82,000 to £123,000 | £910 to £1,400 |
| Scotland | £82,000 to £123,000 | £910 to £1,400 |
| North West | £80,500 to £121,000 | £890 to £1,300 |
| Yorkshire and the Humber | £79,500 to £119,000 | £880 to £1,300 |
| Wales | £78,000 to £117,000 | £860 to £1,300 |
| North East | £76,000 to £114,000 | £840 to £1,300 |
| Northern Ireland | £71,000 to £106,000 | £790 to £1,200 |
Want it for your area? See local prices and council building control fees for 92 council areas.
What's included in these prices
Included
- Rewiring and new consumer unit
- New heating system or boiler
- New kitchen and bathroom
- Replastering and making good
- Joinery, flooring and decoration
Not included
- Extensions and loft conversions
- Structural repairs such as underpinning
- Roof replacement and windows
- Professional fees
What drives the cost
- Condition. Damp, rot and old wiring hidden behind walls are the main reasons renovation budgets overrun.
- Age. Period properties need more making good and specialist trades.
- Living in. Staying in the house during works slows everything down and adds cost.
- Scope creep. Decide early what is essential and what can wait.
Planning, regulations and VAT
Most internal renovation needs no planning permission, but listed buildings and conservation areas have extra rules. Rewiring, new heating and structural work must meet building regulations. Renovating a home that has been empty for at least two years can qualify for a 5% VAT rate (VAT Notice 708).
Checklist: what to ask builders to confirm
Print this or save it as a PDF. Mark each line included, separate or not confirmed as quotes come in. An empty amount means unknown, not free.
| Item | What to confirm | Included? Amount? |
|---|---|---|
| Survey | Structural, damp and electrical condition. | |
| Order of works | Structure, first fix, plastering, second fix, finishes. | |
| Big-ticket items | Kitchen, bathroom, heating and electrics. | |
| Contingency | Hold at least 15%, more for older houses. |
Questions people ask
How much does it cost to renovate a 3-bed house?
About £86,500 to £130,000 including VAT for a full mid-range renovation of a 90 m² house.
Can I pay less VAT on a renovation?
If the home has been empty for two years or more, qualifying work can be charged at 5% VAT instead of 20%.
Sources and method
Our ranges combine published 2026 UK cost guides, industry data and our own survey of council fees. We check them every quarter. They are planning figures, not quotes: always get at least three detailed written quotes. Read how Estiquote estimates work, or download the full cost data.