How we work out your initial estimate

The estimate is the first cost number you see for your project. It's our planner's view of what a project of your shape and scope tends to cost, given your area and the things you've told us. It exists so you can decide whether the project is even close to the budget you have in mind.

It's a starting point, not a binding price.

What goes into the estimate

The estimate uses two things together. First, the information you give us: room types, scope of work, your sense of the finish level, and any structural or design changes. Second, comparable data from past renovations — actual project costs from thousands of completed UK projects.

Your planner walks you through the result on the planning call. Anything that's likely to move the number meaningfully gets called out: provisional sums for items the builder hasn't quoted yet, scope items that often expand on site, finish-level choices that materially shift cost.

How the Beams cost estimator works

Behind the scenes, our cost estimator reads your description of the renovation and the rooms involved, then generates a line-by-line list of likely tasks and materials. It draws on data from thousands of building projects plus live market rates to work out how much labour and material each line needs, and what each tends to cost in your area. Those numbers roll up into the estimate your planner shares with you. You won't normally see the underlying line items — the estimate itself is what's useful — but if you'd like the detail behind a particular number, your planner can walk you through it.

Why the estimate is approximate

A few things shape why the estimate is a range, not a precise number:

We haven't been to your home yet. Site conditions can change a number. Things you can see only on a visit — joist condition, hidden services, structural surprises — usually only surface during a site visit.
Provisional sums. Some items are included as a placeholder amount until a builder has seen them. Provisional sums can move up or down once the builder is on site.
Choices that haven't been made. Specific tile, sanitaryware, lighting, or joinery choices sit downstream of the estimate. Those choices are where a lot of the variance lives.

If your estimate looks low for the project you've described, the most common reason is something material — rewiring, replumbing, structural work — wasn't apparent at the planning stage. Your planner is happy to walk through what's in and what isn't.

What the estimate is not

The estimate isn't a quote. It isn't a price the builder commits to. It isn't binding on you or on us. The article What's the difference between a Beams estimate and a builder quote? covers the distinction.

What this means for you

Use the estimate to decide whether to keep going. If it's roughly in your budget, the next step is the design phase and builder site visits — and the binding price is the builder's quote, not the estimate.

If the estimate is well above your budget, talk to your planner. There are usually levers to pull — narrower scope, different materials, different timing — that bring the number into reach.

What's the difference between a Beams estimate and a builder quote?
How to get builder quotes
How to keep your project on budget
Typical costs for a kitchen, bathroom, or full home