How ScopeWise estimates refurbishment costs
Transparency matters when you're pricing a deal. Here is exactly how the numbers in our free calculators and the full Schedule of Works builder are put together — what they are based on, and what they are not.
A benchmark line-item library
Every estimate is built from a library of UK refurbishment line items, each with an indicative rate split into materials and labour. These are benchmark figures — a credible mid-market starting point drawn from typical UK trade pricing — not a live trade feed. Because they are benchmarks, every figure in the full builder is editable so you can dial each line to your own quotes.
Material quantities that show their working
Where a job is quantity-driven — paint, plaster, tiles, cable, insulation — we calculate the actual quantity from the area or measurements you enter (litres and tins of paint by area and coats, bags of plaster by wall area, tiles plus adhesive and grout by tile size) and show that working. You see the quantities behind the number, so you and your contractor can check them.
A regional cost multiplier
Building costs vary across the UK, so estimates apply a regional multiplier relative to a national baseline. In the calculators you can pick your region; in the full project wizard the region is set automatically from your postcode (via the free postcodes.io lookup). The multiplier scales the labour-heavy portion of a job, where regional variation is greatest.
Contingency and VAT, made explicit
Refurbishments overrun, so a contingency (typically 10–15%) is shown as its own line rather than hidden in the rates. VAT is handled explicitly too — you can view figures excluding VAT, at the standard 20%, or at the reduced 5% rate that applies to some qualifying works — because the right treatment depends on your project and status.
Real sold-price comparables for value
For the end value (GDV) side of an appraisal, ScopeWise pulls real, recently sold prices for the area from HM Land Registry's Price Paid Data and shows a local average alongside your figure. This grounds the value side in real transactions rather than guesswork. (Contains HM Land Registry data © Crown copyright and database right, used under the Open Government Licence.)
Indicative — always confirm before you commit
These estimates are designed to help you scope, compare and sanity-check a deal quickly. They are indicative benchmarks, not quotations, and they are not financial, tax, structural or planning advice. Before you exchange, borrow against, or submit figures to a lender, obtain contractor quotes and professional advice and replace the benchmarks with your real numbers.
Put the method to work
Try a cost guide, or build your property and scope into a full, costed, lender-ready Schedule of Works — with every line editable to your own quotes.
Cost figures shown are indicative estimates, not quotations. You are responsible for verifying all costs (obtain contractor quotes) and any figures submitted to a lender. ScopeWise is a documentation tool, not financial, tax, structural or planning advice. HMO compliance prompts are guidance only — confirm requirements with your local council, as standards and licensing vary by authority.