Cost of Renovation of Bathroom: Essential Guide for Homeowners
Renovation cost per square metre is one of the quickest ways to sense-check a project budget, but it is also one of the easiest figures to misuse. A 90m² house receiving new paint, flooring and a modest kitchen is not comparable with a 90m² Victorian house needing rewiring, plumbing, structural alterations, roof work and a high-spec finish. Both can be described as a “renovation,” yet the cost per square metre may differ by well over £1,000.
For UK projects in 2026, a broad working range for whole-house renovation is roughly £600–£1,500 per m² for many medium-to-full projects, with lighter cosmetic work potentially below that and high-spec, structural, London or heritage work significantly above it. Some current UK renovation specialists quote broader full-renovation ranges around £1,200–£2,800 per m², while London-focused firms can publish figures from roughly £800–£1,950 per m² or more depending on scope. The spread is not a contradiction; it reflects different definitions of what the price includes.
The most useful approach is therefore to use a per-square-metre number as a starting benchmark, then build a room-by-room and trade-by-trade budget. Our House Renovation Cost Calculator can help you turn the broad range into a project estimate, while this guide explains what drives the number.
UK renovation cost per m² in 2026: quick guide
| Renovation level | Indicative 2026 range | Typical scope |
|---|---|---|
| Light cosmetic refresh | About £300–£600/m² | Decoration, flooring, minor repairs, limited fixture changes |
| Medium renovation | About £600–£1,100/m² | Kitchen/bathroom updates, electrics/plumbing work, plastering, flooring, decoration |
| Full renovation | About £1,000–£1,500+/m² | Major services, multiple rooms, structural work, extensive finishes |
| High-spec / structural / London | £1,500–£2,800+/m² | Premium finishes, major layout change, extensions integrated with refurbishment, complex period work |
| Heritage or unusually complex projects | Can exceed £3,000/m² | Specialist materials, conservation constraints, major structural or services replacement |
These are planning ranges, not quotations. VAT, professional fees, planning costs, temporary accommodation, external works and contingency may not be included in a headline contractor rate. Always check what a figure covers before comparing it with another source.
Why renovation costs per square metre vary so much
New-build cost-per-square-metre figures are easier to compare because the scope can be defined more consistently. Renovation is different. Contractors may not know what is behind walls, beneath floors or under an old roof until work begins. Two houses with identical floor areas can therefore produce dramatically different bills.
The biggest cost drivers are condition, specification, location, access, structural alterations, mechanical and electrical work, kitchens and bathrooms, heritage constraints, and how much of the existing building can be retained.
A useful rule is that the more fabric you open, the wider your uncertainty becomes. Replacing flooring is predictable. Removing ceilings, moving walls and stripping a property to the brickwork creates more opportunity to discover defects.
What does a cosmetic renovation cost per m²?
A cosmetic project might include painting, flooring, new internal doors, replacing light fittings, minor carpentry and perhaps refreshing rather than fully replacing a kitchen or bathroom. If the building fabric and services are sound, some projects can fall around £300–£600 per m².
The figure rises quickly when “cosmetic” turns into replacement. A full kitchen, multiple bathrooms, replastering and extensive flooring can consume a large budget even without structural change. This is why homeowners should list the actual work instead of relying on a label such as light renovation.
What does a medium renovation cost per m²?
For a medium renovation, a working benchmark around £600–£1,100 per m² is often more realistic. Current 2026 UK guides place medium 3-bedroom renovations in broadly similar territory, although the exact inclusions vary.
A medium project might include a new kitchen, one or two bathrooms, partial rewiring or plumbing upgrades, plaster repairs, new flooring, decoration and some joinery. It may also include limited layout changes without a full structural reconfiguration.
At this level, room-specific costs become important. Kitchens and bathrooms have high costs relative to their area because they combine cabinetry, appliances, plumbing, electrics, tiling and labour.
What does a full renovation cost per m²?
A full renovation often means stripping large parts of the property back, replacing services, replastering, changing multiple rooms, fitting a new kitchen and bathrooms, upgrading windows or heating and dealing with structural or roof issues. Roughly £1,000–£1,500+ per m² is a reasonable starting range outside the highest-cost scenarios, but many current 2026 project guides quote £1,200–£2,800 per m² when full refurbishment, higher specification and wider scopes are included.
The definition is everything. A £1,200/m² budget may be achievable for a straightforward, well-managed refurbishment in a lower-cost region with standard finishes. The same number may be unrealistic in central London for a period property with extensive joinery and structural alteration.
London renovation cost per square metre in 2026
London projects frequently cost more because of labour rates, parking and access constraints, waste removal, logistics, building-management requirements and specification expectations. Several current London renovation guides place typical full-renovation ranges around £800–£1,950 per m², while others quote substantially higher ranges for design-led or luxury projects.
A sensible budgeting approach is not to take the UK average and add an arbitrary percentage. Obtain local contractor estimates and compare them against a benchmark. Within London itself, project logistics can be as important as postcode. A terraced house with no side access and restricted parking may cost more to run than an easier site of similar size.
Regional differences outside London
Labour and contractor overheads vary around the UK. The South East is often above national averages, while parts of the Midlands, North, Wales and Scotland may be lower. Material prices can be more consistent nationally, but local availability and transport still matter.
Some 2026 cost guides suggest London and South East premiums of around 20–50% over lower-cost regions for equivalent scopes. Treat percentages as broad indicators rather than a quote. If your project is in Manchester, Liverpool, Birmingham, Bristol, Edinburgh or another major city, local demand can narrow the gap.
Example: 80m² house renovation
| Rate | 80m² base renovation estimate |
|---|---|
| £500/m² | £40,000 |
| £800/m² | £64,000 |
| £1,000/m² | £80,000 |
| £1,250/m² | £100,000 |
| £1,500/m² | £120,000 |
| £2,000/m² | £160,000 |
These figures are simple multiplication. They do not automatically include VAT, design fees, surveys, structural engineering, planning, building control, furniture or a contingency.
Example: 100m² three-bedroom house
A typical three-bedroom UK house may fall around 80–100m², although there is enormous variation. At 100m², a £750/m² renovation produces a £75,000 base budget. At £1,200/m², it becomes £120,000. At £1,800/m², it becomes £180,000.
This helps explain why online answers to “how much does it cost to renovate a 3-bed house?” can look inconsistent. One source may be pricing a medium internal refurbishment; another may be describing a complete strip-out with premium finishes. Our detailed guide How Much Does It Cost to Renovate a 3-Bed House in the UK in 2026? breaks those scenarios down.
What is usually included in a per-m² renovation figure?
There is no universal inclusion list. Contractor-led figures may cover labour, materials and site management for the construction work. Design-led estimates may also include some specialist packages. Consumer cost guides may mix room allowances and contractor rates.
Before relying on any rate, ask whether it includes:
- VAT;
- kitchen units and appliances;
- bathroom sanitaryware;
- flooring and decoration;
- electrical fixtures;
- heating system upgrades;
- windows and doors;
- structural steelwork;
- scaffolding;
- skip hire and waste removal;
- professional fees;
- planning and building-control fees;
- temporary works;
- contingency.
A £900/m² quote excluding half of these items can end up more expensive than a £1,200/m² figure with broader inclusions.
Typical 2026 room and trade costs
Current UK cost guides show why whole-house averages can move quickly. The following broad ranges are useful for early budgeting:
| Item | Broad 2026 planning range | Key variables |
|---|---|---|
| Kitchen | About £7,000–£30,000+ | Cabinetry, appliances, worktops, layout and electrical/plumbing changes |
| Bathroom | About £6,000–£15,000+ | Sanitaryware, tiling, waterproofing, layout changes |
| Rewiring | About £4,000–£8,500 | House size, access, number of points and making good |
| Heating / boiler upgrades | About £3,000–£8,500+ | System type, radiators, pipework and property size |
| Windows | About £2,500–£8,000+ | Quantity, material, heritage restrictions |
| Roof work | About £6,500–£18,000+ | Roof size, scaffold, structural repairs and covering |
| Replastering | Can run into £10,000+ | Whole-house extent and substrate condition |
These are not fixed prices. A luxury kitchen can exceed the range many times over, while a small simple bathroom can cost less. Use them to identify the packages that deserve individual quotes rather than burying everything in one rate.
Why kitchens and bathrooms distort cost per square metre
A 12m² bedroom may need plaster, paint, electrics and flooring. A 12m² kitchen can contain £15,000 of cabinetry and appliances before installation. That means two houses with the same floor area can have different per-square-metre costs depending on how many wet rooms are being replaced and the specification chosen.
This is also why extensions are often quoted at a different rate from internal renovation. A new kitchen extension combines new structure, foundations, roof, glazing, services and an expensive room fit-out.
Extensions versus renovation rates
Do not use a simple internal renovation rate to price an extension. Extension work creates new floor area and usually requires foundations, structure, external walls, insulation, roof, glazing and substantial professional input. Current 2026 UK guides often place extensions around £2,000–£3,500+ per m² depending on region and specification, with London and complex projects higher.
If your project includes both an extension and renovation of the existing house, price them as separate workstreams first. Blending everything into one average rate can hide the expensive part.
Loft conversions and basement work
Loft conversions are also better priced separately. A straightforward roof-light conversion differs substantially from a large dormer with structural steel, staircase changes and a new bathroom. Current consumer guides often place substantial loft conversions in the £40,000–£70,000+ region.
Basements are even more project-specific because excavation, underpinning, waterproofing and structural risk can dominate the cost. Do not extrapolate a normal renovation £/m² figure to basement excavation.
How structural work changes the budget
Removing load-bearing walls, installing steel beams, repairing foundations or changing roof structures adds both direct cost and professional fees. Structural work also creates knock-on costs: floors, ceilings, electrics, plumbing and finishes around the alteration may need to be rebuilt.
If structural changes are central to the design, obtain engineer and contractor input early. A low per-square-metre allowance based on cosmetic refurbishments will be misleading.
How old houses affect cost per m²
Older properties can contain hidden issues: outdated wiring, lead pipework, damp, rotten timber, failed roofs, asbestos-containing materials, historic movement and layers of previous alterations. Period features may require specialist restoration rather than standard replacement.
The extra cost is not inevitable, but uncertainty is greater. Our guide Renovating an Old House covers the additional allowances in detail.
How much contingency should you add?
For a straightforward renovation with good surveys and limited opening-up, 10–15% is a common starting point. For older properties, full strip-outs or work where hidden conditions are likely, 15–20% can be more prudent. Highly complex heritage or basement work may justify an even larger risk allowance.
Contingency is not “spare money” for upgrades. It exists for genuine unknowns and unavoidable changes. Keep it separate from the base budget.
For a full method, read How Much Contingency Should You Add to a Renovation Budget?.
Example contingency calculation
| Base construction budget | 10% contingency | 15% contingency | 20% contingency |
|---|---|---|---|
| £50,000 | £5,000 | £7,500 | £10,000 |
| £80,000 | £8,000 | £12,000 | £16,000 |
| £120,000 | £12,000 | £18,000 | £24,000 |
| £180,000 | £18,000 | £27,000 | £36,000 |
Apply contingency to the part of the budget exposed to construction risk. Professional fees and fixed purchases can be treated separately if appropriate.
Do renovation prices include VAT?
Not always. Many contractor and cost-guide figures are quoted before VAT, particularly when discussing construction rates. For a homeowner, this distinction can change the total dramatically. A £100,000 construction budget plus 20% VAT becomes £120,000 before professional fees or contingency.
Always ask whether VAT is included in every quotation and benchmark you compare. Do not assume two £/m² figures are comparable until you have checked.
Professional fees to budget outside the construction rate
Depending on scope, you may need an architect or designer, structural engineer, party-wall surveyor, building-control fees, planning application costs and specialist surveys. A complex renovation can also benefit from a quantity surveyor or project manager.
Professional fees are not simply administrative overhead. Good design, specification and cost control can prevent expensive changes during construction. Budget them explicitly rather than hoping they fit inside the contingency.
Temporary accommodation and storage
A whole-house renovation may be technically possible while occupied but practically miserable. Dust, lack of heating, disconnected kitchens and bathrooms, noisy structural work and safety issues can make temporary accommodation necessary.
Include rent or hotel costs, storage, moving expenses and potentially increased travel. These costs sit outside the house’s square metre but still belong in the project budget.
How specification changes £/m²
“Mid-range” and “high-end” are vague terms. The budget is affected by floor finishes, sanitaryware, taps, kitchen worktops, appliances, lighting, joinery, doors, ironmongery and decorating standards. A project can move from £1,000/m² to £1,500/m² without changing the floor plan simply through finish choices.
Create a specification schedule early. Choose realistic allowances for the expensive packages and update them as selections are made.
How to use a per-square-metre figure properly
- Measure the internal floor area being renovated.
- Choose a preliminary rate that matches the scope and region.
- Multiply area by the rate to create a base benchmark.
- Price major packages separately: kitchen, bathrooms, roof, windows, heating and structural work.
- Add professional and statutory fees.
- Check VAT treatment.
- Add temporary accommodation or storage if relevant.
- Add an appropriate contingency.
- Compare the result with contractor quotations and revise.
This method uses £/m² as a sense-check rather than pretending it is a quotation.
Worked example: 90m² medium renovation
Suppose a 90m² house is expected to cost around £850/m² for the main refurbishment. That gives a base construction allowance of £76,500. If the quote excludes VAT, adding 20% takes it to £91,800. A 15% contingency applied to the base construction cost adds £11,475. Professional fees and any temporary accommodation then sit on top.
The important lesson is that “£850/m²” did not mean the homeowner could safely budget £76,500 all-in.
Worked example: 100m² full renovation
A 100m² property using a £1,250/m² base allowance starts at £125,000. Add a 15% contingency and the construction risk allowance becomes £18,750. If VAT was not included, that can add another £25,000. Professional fees, furniture and accommodation could take the project materially higher.
This is why headline rates should always be unpacked before making purchasing or borrowing decisions.
How to reduce renovation cost per square metre
The biggest savings usually come from scope and design rather than buying the cheapest individual products. Retaining a workable layout can avoid structural changes and service relocation. Keeping kitchens and bathrooms near existing plumbing can reduce complexity. Repairing good windows or floors can be cheaper than replacement.
Other strategies include tendering a clear specification to several suitable contractors, making decisions before work starts, avoiding mid-project upgrades, using standard dimensions and reserving bespoke joinery for places where it adds genuine value.
Where not to cut costs
Do not underfund structural safety, electrics, gas work, waterproofing, roof repairs or essential building-fabric defects simply because they are less visible than finishes. Covering a damp wall with expensive decoration does not solve the source of moisture.
Spend first on work that makes the property safe, dry and functional. Cosmetic upgrades can be phased later if necessary.
How to compare contractor quotes
Do not compare only the total. Align the scope line by line. One quote may include waste removal, scaffolding and decoration while another excludes them. Check provisional sums and allowances, because a low allowance for kitchens or sanitaryware can make a quote look cheaper than the final result.
Ask contractors to identify exclusions. A transparent £120,000 quote can be safer than a £95,000 quote with £30,000 of missing work.
Common renovation budgeting mistakes
Using the lowest online £/m² figure as a target
Low-end rates may describe cosmetic work, exclude VAT or come from a lower-cost region.
Forgetting that extensions use different rates
New floor area contains structure and external envelope costs that internal refurbishment does not.
Ignoring hidden-condition risk
Older houses and strip-outs deserve a larger contingency because more of the building is opened.
Spending contingency on upgrades
Keep the risk fund for genuine unknowns until the project is safely advanced.
Comparing quotes with different scopes
Standardise the specification before deciding which contractor is cheaper.
Assuming VAT is included
Always verify.
Frequently asked questions
How much does it cost to renovate a house per square metre in the UK in 2026?
A broad planning range is around £600–£1,500/m² for many medium-to-full renovations, but light work can be lower and high-spec, structural, London and heritage projects can exceed £2,000–£3,000/m². The definition of scope is critical.
Is £1,000 per m² enough for a renovation?
It can be a reasonable base allowance for a medium renovation in some regions, but may be insufficient for extensive structural work, premium finishes, major services replacement or expensive locations. Check VAT and exclusions.
What is the cost to renovate a 100m² house?
At £800/m² the base is £80,000; at £1,200/m² it is £120,000; at £1,800/m² it is £180,000. Add relevant VAT, fees, contingency and non-construction costs.
How much should I budget for unexpected renovation costs?
Ten to fifteen percent is common for relatively predictable projects, while 15–20% can be sensible for older or more invasive renovations. Complex heritage, basement or high-risk work may require more.
Are London renovation costs much higher?
They often are due to labour, logistics, access and market conditions. Local quotes are more reliable than applying a fixed national percentage.
Does renovation cost per m² include a kitchen?
Sometimes, but not always. Ask for the exact inclusions. Kitchens are high-value packages and can materially change the rate.
Final budget recommendation
Use cost per square metre to create a first-pass benchmark, not a promise. For a typical UK 2026 project, start by matching your scope to a realistic band, then separate the expensive packages and add VAT, professional fees, contingency and living costs.
Once you have the floor area and scope, try The Dryden’s House Renovation Cost Calculator. You can also read our existing guide to setting a realistic renovation budget before comparing contractor quotes.
Cost figures are planning estimates based on UK market guides available in 2026. Actual prices vary by region, property condition, specification, contractor, access and project scope. Obtain project-specific professional advice and quotations before committing to expenditure.