The Flat Renovation Cost UK wide runs from about £300 to £600 per m² for a light update. A full strip-out and rebuild runs from £1,200 to £2,500 per m². In the capital, add 15 to 25 percent. These are 2026 planning ranges, not fixed quotes.
This guide gives real ranges, a worked example, and the traps we see on site. At ABL Design & Build, we price flats line by line before any work starts. We see the same budget mistakes again and again. Here is how to avoid them.
Flat Refurbishment Cost by Level of Work
Use this table to place your project. Refurbishment costs per square metre UK change with the level of work.
| Level | Typical work | Cost per m² |
| Light | Paint, floors, minor repairs | £300 to £600 |
| Medium | New kitchen, bathroom, some rewiring | £700 to £1,200 |
| Full | Strip-out, rewire, replumb, all new finishes | £1,200 to £2,500 |
| High-end | Layout changes, bespoke joinery | £2,500 to £3,500+ |
Always ask for a written quote. A per m² figure is a guide, not a price.
What Is Included in a Full Flat Refurbishment Cost
Full Flat Refurbishment Cost covers more than looks. It covers the parts you cannot see.
- Strip-out and waste removal
- Rewiring and a new consumer unit
- New pipework and heating
- Plastering and joinery
- Kitchen and bathroom fitting
- Flooring, painting, and final clean
- Design, project management, and building control fees
Many online guides skip the last item. Fees often add 10 to 15 percent.
Flat Refurbishment Cost London: Why It Is Higher
Flat Refurbishment Cost London sits well above the national average. Three things drive the gap.
Labour rates
Skilled trades charge more in the capital. Day rates for electricians and plumbers can run 20 percent higher than in the North.
Access and parking
Many London flats have no lift or van space. Crews carry materials up stairs. Parking permits and loading bays add cost and time.
Building rules
Leasehold blocks set working hours and need deposits. Some require insurance cover and method statements. Each rule adds planning time.
For a typical London flat, expect Flat Refurbishment Cost London between £1,500 and £3,000 per m² for a full job.
Worked Example: 60 m² Two-Bed Flat
This is an illustrative budget based on mid-range finishes. It is not a quote for your home.
- Strip-out and waste: £3,000 to £5,000
- Rewire: £5,000 to £9,000
- Plumbing and heating: £4,000 to £8,000
- Plastering: £4,000 to £7,000
- Kitchen supply and fit: £12,000 to £25,000
- Bathroom supply and fit: £7,000 to £15,000
- Flooring: £4,000 to £8,000
- Decorating: £3,000 to £5,000
- Fees and contingency: £8,000 to £14,000
The total lands between £50,000 and £96,000. At a middle figure of £1,500 per m², the job costs £90,000 in the capital. Your renovation costs will move up or down with the choices you make.
Flat vs House: How Costs Compare
Owners often ask about the cost to refurbish house projects next to a flat. A flat is smaller, so the total is lower. But the rate per m² is often similar, and sometimes higher.
The cost of refurbishing a house includes roof, walls, and external work. A flat rarely does. On the other side, flats bring access limits and lease rules.
The cost to completely renovate a house usually starts near £1,300 per m² and climbs fast with extensions. Compare refurbishment costs by scope, not by property type.
What Pushes Costs Up
Age and condition
Pre-1960 flats often hide old wiring, lead pipes, or damp. These repairs only show once walls open.
Layout changes
Moving a kitchen or bathroom means new drains and pipes. Removing a wall may need steel and an engineer. Both add thousands.
Finish level
A £4,000 kitchen and a £20,000 kitchen both cook food. Finish choice is the biggest cost lever you control.
Asbestos
Flats built before 2000 may contain asbestos. A survey costs a few hundred pounds. Removal costs far more. Test before you plan.
Hidden Costs Most Guides Miss
- Service charge fees for lift use or porters
- Leasehold licence for alterations (landlord legal fees)
- Storage while you move out
- Temporary rent
- Soundproofing between floors
- Delays from late materials
Set aside 10 to 15 percent as contingency. In older flats, use 15 to 20 percent. We have never seen a full refurbishment that needed zero extra.
How to Lower Flat Refurbishment Cost Without Cutting Corners
- Keep the layout. Moving pipes is expensive.
- Spend on what is hard to change: wiring, plumbing, and insulation.
- Save on what is easy to swap later: paint, handles, and lights.
- Fix your choices before work starts. Changes mid-job cost more.
- Get three itemised quotes and compare line by line.
- Order long lead items early.
A low quote is not always a good deal. Check what it leaves out.
Rules You Must Follow
Check these before you spend a pound.
- Lease terms: Most leases need written landlord consent for structural work.
- Building Regulations: Rewiring, new bathrooms, and structural changes often need approval. See the Planning Portal at planningportal.co.uk.
- Party Wall Act: Work on shared walls needs notice to neighbours.
- Qualified trades: Use a Gas Safe engineer for gas work and an NICEIC electrician for wiring.
How Long Does a Flat Refurbishment Take?
A light update takes two to four weeks. A full job on a two-bed flat takes ten to sixteen weeks. Delays often come from permissions, not building. Start the paperwork early.
Why Owners Choose ABL Design & Build
At ABL Design & Build Our Property refurbishment London service covers design, permits, trades, and handover under one contract. You get one fixed, itemised price and one point of contact. We explain every line in plain words. We also tell you where you can save.
That is how we keep your Flat Refurbishment Cost on target from day one.
Conclusion
A good budget starts with scope, not guesswork. Know your level of work, add contingency, and check your lease early. Your Flat Refurbishment Cost then holds steady from quote to keys. Ready for a clear, itemised price? Contact us today and book your free consultation for Property refurbishment London.
FAQs
How much does it cost to refurbish a flat in the UK?
Most owners pay £300 to £2,500 per m², based on scope. A full job on a 60 m² flat often lands between £50,000 and £90,000.
How much does it cost to refurbish a flat in London?
Plan on £1,500 to £3,000 per m² for a full refurbishment. Access limits and lease rules push costs up.
Does a refurbishment need planning permission?
Interior work rarely needs planning permission. It often needs Building Regulations approval and landlord consent.
How much contingency should I add?
Add 10 to 15 percent. Use 20 percent for older flats.