House Renovation Costs UK (A Comprehensive 2025 Guide)
Are you considering renovating your home to create a more modern, functional living space? Whether you're planning a complete home transformation or focusing on specific areas, understanding the costs involved is crucial for effective budgeting.
This comprehensive guide breaks down the average costs of house renovation projects across the UK, helping you plan your budget with confidence.
Average House Renovation Costs Overview
Note: These figures represent industry averages across the UK and not Beams-specific pricing. For a personalised quote tailored to your specific project, we recommend getting a free estimate from our team.
Complete House Renovation (3-Bedroom House)
The cost of renovating a 3-bedroom house varies significantly depending on the specification level and your location in the UK. Based on a typical UK home of 94m², comprising three bedrooms, a bathroom, one kitchen, one WC, one living room, a landing, and an entrance hall, here's a breakdown of average costs:
When calculating these costs, we've included all appliances such as built-in dishwashers, fridges, freezers, washing machines, extractor fans, hobs, and ovens. The only exclusion is a central heating boiler, although radiators are included in the estimates.
Regional Price Variations
Renovation costs can vary significantly across different regions of the UK. London and the South East typically have the highest costs, while areas like Northern Ireland and Northern England tend to be more affordable.
Based on mid-benchmark contractor costs for a 94m² property
It's worth noting that renovating a house in London costs approximately 26% more than in other regions of the UK.
Cost Breakdown By Project Stage
Understanding how costs are distributed across different stages of a renovation project can help with budgeting and planning. Here's a typical breakdown for a London-based renovation with a mid-benchmark contractor:
Basic Specification Project (£56,586 total)
Standard Specification Project (£69,492 total)
Premium Specification Project (£93,868 total)
Room-by-Room Cost Breakdown
The cost of renovation varies significantly by room, with kitchens typically accounting for the largest proportion of the budget. Here's a breakdown of costs by room for renovations in London with a mid-benchmark contractor:
Basic Specification (£56,586 total)
Standard Specification (£69,492 total)
Premium Specification (£93,868 total)
Kitchen Renovation
Kitchens Renovations represent the largest investment in most renovation projects, accounting for 35-43% of your total budget depending on specification level.
Basic Specification (£10,000 - £20,000)
• Budget brand units and worktops
• Standard appliances
• Basic fixtures and fittings
• Simple layout with minimal alterations
Standard Specification (£20,000 - £30,000)
• Mid-range units and worktops
• Quality branded appliances
• Enhanced fixtures and fittings
• Improved layout with some customization
Premium Specification (£30,000 - £50,000+)
• High-end designer units
• Premium appliances and integrated systems
• Bespoke features and finishes
• Custom layout with specialist installations
Bathroom Renovation
Basic Specification (£3,000 - £5,000)
• Standard white suite
• Basic tiles and flooring
• Essential fixtures only
• Simple lighting and ventilation
Standard Specification (£5,000 - £10,000)
• Quality branded suite
• Better quality tiles and flooring
• Improved fixtures and storage solutions
• Enhanced lighting and ventilation
Premium Specification (£10,000 - £20,000+)
• Luxury designer suite
• Premium tiles and natural stone options
• High-end fixtures and bespoke solutions
• Advanced lighting, heating and ventilation systems
Structural Changes
Non-load bearing wall removal (£500 - £1,500)
• Simpler process requiring minimal structural support
• Fewer building regulation implications
• Quicker completion time
• Less disruption to the property
Load-bearing wall removal (£1,800 - £3,500)
• Requires RSJ (steel beam) installation
• Building regulations approval mandatory
• Structural engineer assessment needed
• More extensive making good required
Complex structural alterations (£3,500 - £6,000+)
• Multiple walls or floors affected
• Significant structural support needed
• Often requires temporary support during work
• Extended project timelines and greater disruption
Extensions and Conversions
Single-Storey Extension
• Small (20m²): £30,000 - £50,000
• Medium (30m²): £45,000 - £75,000
• Large (50m²): £75,000 - £125,000
Loft Conversion
• Room in roof: £22,500 - £30,000
• Dormer conversion: £40,000 - £60,000
• Hip to gable conversion: £50,000 - £70,000
• Mansard conversion: £50,000 - £80,000
Garage Conversion
• Single garage: £13,000 - £18,000
• Double garage: £27,000 - £36,000
Other Renovation Costs
Heating and Electrical
• Central heating system (3-bed house): £2,300 - £5,500
• Boiler replacement: £1,500 - £3,500
• Complete rewiring (3-bed house): £3,000 - £5,000
• Fuse box replacement: £1,000 - £1,200
External Works
• Roof replacement: £5,500 - £16,300
• External wall insulation (terraced): £8,000 - £12,000
• External wall insulation (semi-detached): £12,000 - £18,000
Contractor Types and Their Impact on Costs
The type of contractor you choose plays a crucial role in determining both the cost and quality of your renovation project. In the UK renovation market, contractors typically fall into three distinct categories, each offering different levels of service, expertise, and value.
Low-benchmark contractors are typically smaller companies with lower overheads, making them more affordable for straightforward projects. While they offer cost savings, they generally provide less specialization and limited project management. These contractors are ideal for basic renovation projects with tight budgets, such as simple decorative updates or straightforward installations where complexity is minimal.
Mid-benchmark contractors represent the middle ground in the renovation industry. These medium-sized companies offer a balance between cost-effectiveness and specialization, with moderate project management capabilities. They're well-suited for standard projects with some complexity, providing good value for most residential renovations. For most homeowners undertaking a typical renovation, mid-benchmark contractors deliver the optimal balance of quality, expertise, and cost.
High-benchmark contractors are larger companies with higher overheads but offer a wide range of specialist skills and comprehensive project management services. While more expensive, they excel at handling complex or high-specification projects, period properties, or renovations where quality is paramount. Their experience with challenging projects and attention to detail makes them valuable for heritage properties or premium renovations where exceptional finishing is essential.
Understanding Specification Levels
The quality of materials and finishes you select has a substantial impact on your overall renovation budget. Understanding the different specification levels helps you make informed decisions that align with your goals and financial constraints.
Basic specification materials are budget-friendly with acceptable durability. Brands like Leyland, Everest, and Wickes fall into this category, offering cost-effective options that meet essential requirements. While these materials provide immediate savings, they may have a shorter lifespan and might need replacement sooner than higher-quality alternatives. This specification level is suitable for rental properties, first-time renovations, or projects with strict budget limitations.
Standard specification materials offer a good balance between quality and cost, featuring mid-range products with good durability and aesthetic appeal. Brands such as Dulux, Hamilton, and Slim Line provide reliable performance at reasonable prices. This specification level suits most homes and represents the most common choice for UK renovations, delivering solid performance without excessive costs.
Premium specification materials represent the highest quality tier, with superior durability, performance, and visual appeal. Luxury brands like Farrow & Ball, Fine Line, and Siemens offer exceptional quality and distinctive aesthetics. These materials provide the best longevity and are ideal for premium properties or projects where the highest standards are desired. While they require a larger initial investment, premium materials often deliver better long-term value through extended lifespans and enhanced property value.
Professional Fees and Additional Costs
Beyond the direct construction costs, you should budget for:
Managing Your Renovation Project
Effective project management is crucial for keeping your renovation on budget and on schedule. Consider these key factors:
Planning and Preparation
Thorough planning is essential before any work begins. This includes:
Detailed scope of work with clear specifications
Realistic budget with appropriate contingency
Necessary permissions and approvals
Coordination of various trades and suppliers
Timeline Expectations
For a typical 3-bedroom house renovation, you can expect the following timeframes:
Specification Typical Duration Factors Affecting Timeline Basic 8-12 weeks Straightforward work with minimal structural changes Standard 12-16 weeks Some reconfiguration or higher quality finishes Premium 16-20+ weeks Complex work, bespoke elements, or high-end finishes
These timelines assume two tradespeople working continuously on the project. The schedule includes demolitions, heating and cooling installations, wall and floor preparation, plumbed and wired appliances, kitchen units, decoration, and fixtures and fittings.
Frequently Asked Questions
What's the difference between renovation and remodelling?
Renovation focuses on restoring and updating a property without changing its structure or layout. This includes replacing fixtures, fittings, and finishes in their existing locations. Remodelling involves structural changes like removing walls or adding extensions, significantly altering the home's layout and function.
Do I need planning permission for my renovation?
Most internal renovations don't require planning permission, especially if they don't alter the external appearance of your property. However, you will need planning permission if:
Your property is listed
You live in a conservation area and the work affects the building's character
You're making significant structural changes that alter the external appearance
You're adding an extension that exceeds permitted development rights
Building regulations approval is always required for structural changes, regardless of planning requirements.
Should I move out during a renovation?
This depends on the extent of the work and your personal circumstances. For whole-house renovations, particularly those involving kitchens and bathrooms, temporary accommodation might be advisable. Consider factors like dust, noise, lack of essential facilities, safety concerns (especially with young children), and the overall disruption to daily life.
How can I keep renovation costs under control?
Get at least three detailed, comparable quotes
Establish a clear, detailed scope of work upfront
Include a 10-15% contingency in your budget
Consider phasing work if budget is tight
Prioritise structural work and essential improvements
Make decisions on fixtures and finishes early to avoid delays
Regularly review progress against budget
Be realistic about what you can achieve within your budget
Why Choose Beams for Your Home Renovation
At Beams, we understand that home renovation doesn't have to be complicated. We've simplified the process into four well-defined stages, with our team of renovation experts providing end-to-end support throughout your journey.
The Beams Process
1. Plan (2-4 weeks) Meet your dedicated planner and receive a comprehensive project proposal with accurate timelines and cost estimates informed by over 4,000 UK construction projects. Our transparent approach to costing means you'll know exactly what to expect, with no hidden surprises.
2. Design (2-4 weeks) Work with one of our interior designers, who have an average of 15 years industry experience, to create a new space that's beautiful, functional, and buildable. Our designers collaborate closely with our procurement and build teams to address technical and logistical challenges early in the process.
3. Procure (2-6 weeks) We handle all aspects of materials ordering and organise batched deliveries at strategic times to minimise disruptions and keep your project on track. From tiles and lighting to valves and hinges, we manage the entire supply chain so you don't have to.
4. Build (6-12 weeks) Get matched with a fully vetted, top-quality builder from the top 1% of the Federation of Master Builders. Our builders have passed a rigorous six-stage onboarding programme, ensuring exceptional workmanship and professionalism. Throughout the build, you'll receive expert support at every milestone.
Our Commitment to Quality and Value
With Beams, you benefit from our data-driven approach to renovation. Our cost estimates are informed by thousands of previous projects, giving you confidence in the accuracy of your budget. We pride ourselves on delivering exceptional value without compromising on quality, providing peace of mind throughout your renovation journey.
Ready to transform your home with confidence? Take our free "Get Your Estimate" quiz today and receive a personalised proposal for your renovation project.
