Refurbishment cost calculator
Get a quick, region-adjusted estimate of your refurbishment cost per square metre, then turn it into an itemised, phased schedule of works ready for a lender or your contractor.
How refurbishment costs are estimated
- 1Start with floor area and level
A per-m² rate by refurb level (light, medium, heavy) gives a fast ballpark. Heavier scopes cost more per m² because of structural, first-fix and compliance work.
- 2Apply a regional multiplier
Labour rates vary materially — London and the South East run ~18–30% above the national baseline, the North and Wales below it.
- 3Itemise to firm up the number
A per-m² rate is only a starting point. Break the works into real line items with materials and labour to get a defensible figure.
- 4Add contingency
Apply 10–15% contingency. Older properties and unknown structural/damp conditions push you to the upper end.
Per-m² rates are useful for a first pass and for sense-checking a quote, but they are not a substitute for an itemised schedule. Two 90 m² houses can differ by tens of thousands depending on whether the roof, wiring and heating need replacing. The fastest way to a number you can defend to a lender is to itemise the works — which is exactly what the full builder does.
The biggest cost swings sit in the things a survey flags: a re-roof, a full rewire, a new heating system and damp treatment. The biggest fit-out costs are the kitchen and bathroom(s). Price each of those explicitly — our per-job cost guides show typical ranges — rather than burying them in a single rate.
Costs also vary by where you are: labour in London and the South East runs well above the national baseline, while the North, Wales and Northern Ireland sit below it. See refurbishment costs by UK region for the factor that applies to your area, then build the whole scope into a costed, phased schedule of works a lender will accept.
Refurbishment cost benchmarks (per m², ex-VAT)
| Level | Low /m² | High /m² | Example: 90 m² mid |
|---|---|---|---|
| Light / cosmetic | £400 | £650 | ~£47,000 |
| Medium | £700 | £1,050 | ~£79,000 |
| Heavy / back-to-brick | £1,200 | £1,850 | ~£137,000 |
National baseline; multiply by your regional factor. Indicative only — confirm with quotes.
Frequently asked questions
How much does a refurbishment cost per square metre in the UK?+
As an indicative guide: light/cosmetic £400–£650/m², medium £700–£1,050/m², and heavy/back-to-brick £1,200–£1,850/m², before VAT and before a regional adjustment. The condition of the property and the spec move you within these ranges.
How much does it cost to refurbish a 3-bed house?+
For a typical 90 m² three-bed: roughly £36,000–£58,000 at a light/cosmetic level, £63,000–£95,000 at medium, and £108,000–£166,000 for a heavy back-to-brick — before VAT and regional adjustment. A 2-bed is proportionally less, a 4-bed more; scale by floor area.
What's included in a heavy refurbishment?+
Typically a full rewire and replumb, new heating, windows, roofing repairs, damp treatment, structural alterations (e.g. a steel beam for a knock-through), new kitchen and bathroom(s), full plastering and decoration — essentially everything but the shell.
How long does a house refurbishment take?+
A light/cosmetic refresh might take 3–6 weeks; a medium refurbishment 8–12 weeks; a heavy back-to-brick 4–6 months or more, depending on structural work, lead times and drying-out periods for plaster and screed. Sequencing the trades tightly is what keeps it on schedule.
Is it cheaper to refurbish or rebuild?+
Usually refurbishing is cheaper and faster than demolishing and rebuilding, and it avoids losing any 'permitted development' rights tied to the existing structure. Rebuilding only tends to win where the existing structure is unsound or the layout is fundamentally wrong — get a structural engineer's view before deciding.
How much contingency should I allow?+
Budget 10–15%. Use the lower end for a sound property having a cosmetic refresh, and the upper end (or more) for older stock, back-to-brick projects, or anywhere the roof, wiring, heating or structure is an unknown. Provisional sums are the tool for costs you can't yet pin down.
Does the calculator include VAT?+
The benchmarks are ex-VAT. In the full ScopeWise builder you can toggle 20% VAT. Note some works — such as conversions that change the number of dwellings, or renovating a long-empty home — may qualify for the reduced 5% VAT rate; check with your accountant.
What's the biggest cost in a refurbishment?+
It varies, but the swing factors are usually the ones you can't see up front: the roof, a full rewire, new heating, damp treatment and any structural work. Kitchens and bathrooms are the biggest fit-out costs. That's why itemising — rather than relying on a per-m² rate — is what turns a guess into a defensible number.
Related tools & guides
Want to know how these figures are calculated? See our cost methodology.
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.