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.
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.
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.
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.
Related tools & guides
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.