A whole-house refurbishment is the most expensive thing most homeowners ever spend on construction — typically £60,000 for a cosmetic refresh of a 3-bed terrace to £250,000+ for a full strip-out of a 4-bed semi with structural alterations. This guide sets out the three tiers (cosmetic, mid-spec, full strip-out), real 2026 cost-per-m² figures for the South East, and what good and bad quotations look like.
| Project scope | From | To | Notes |
|---|---|---|---|
| Cosmetic refresh — 1-bed flat (50 m²) | £18,000 | £40,000 | Paint, floors, light rewire |
| Mid-spec — 2-bed flat (70 m²) | £40,000 | £75,000 | Kitchen + bathroom + rewire |
| Full strip-out — 2-bed flat (70 m²) | £70,000 | £120,000 | Plaster off, full rewire, replumb |
| Cosmetic — 3-bed terrace (100 m²) | £30,000 | £60,000 | No structural changes |
| Mid-spec — 3-bed terrace (100 m²) | £60,000 | £120,000 | New kitchen + 2 bathrooms |
| Full strip-out — 3-bed terrace (100 m²) | £100,000 | £180,000 | Plaster off, structural opening |
| Full strip-out + ext — 3-bed terrace | £150,000 | £250,000 | Rear extension included |
| Full strip-out — 4-bed detached (160 m²) | £180,000 | £300,000 | Plus garage / outbuilding |
Indicative ranges for London & South-East England, 2026. A site visit firms the figure to ±5%.
Skim-over-existing is the cheap end. Plaster-off-back-to-brick reveals damp, structural cracks and old wiring — adding £15,000–£30,000 in remediation on a typical Victorian terrace.
Full rewire of a 3-bed terrace is £6,000–£10,000. Full replumb (new heating, hot/cold runs, new boiler) is £10,000–£18,000. Both are standard on a full strip-out but often skipped on a "cosmetic" budget.
Opening up the ground floor (knock-throughs, side-return openings) typically adds £8,000–£20,000 depending on number of steels and load-bearing walls involved.
A trade-spec finish (PVC windows, white doors, off-the-shelf kitchen) at the lower end; designer paint, oak floors, F&B colours, hardwood doors, bespoke joinery at the upper end. Finish typically accounts for 30–40% of the total budget — and it's the line where homeowners overspend most often.
Older properties almost always reveal damp, rot or timber decay once plaster is off. Budget a 10% contingency on a full strip-out.
A useful rule of thumb for the South East in 2026: cosmetic refresh £500–£900/m², mid-spec £1,200–£2,000/m², full strip-out £2,000–£3,500/m². Anything below £500/m² is a "decorator job" not a refurbishment; anything above £3,500/m² is high-end with bespoke joinery and designer finishes.
A full strip-out of a 3-bed terrace runs 14–20 weeks on site: 2 weeks of strip-out, 2 weeks of first-fix plumbing and electrics, 2 weeks of structural alterations, 2 weeks of plaster, 4 weeks of second fix and joinery, 2 weeks of decoration and snagging. Add 4–6 weeks of design and procurement upfront.
A cosmetic refresh can be done in stages while you live in the property. A full strip-out almost always requires moving out — both for noise/dust and because services (water, electrics) are off for weeks at a time. Allow £2,000–£4,000/month for temporary accommodation across the works period.
For a 3-bed terrace in the South East: cosmetic £30–60k, mid-spec £60–120k, full strip-out £100–180k. A full strip-out plus extension typically totals £150–250k.
Removing all internal finishes back to brick/joist, full rewire, full replumb, new boiler, new plaster, new ceilings, new internal doors, new kitchen and bathroom suites (supply usually by client).
A cosmetic refresh is typically 4–6 weeks. A mid-spec is 8–12 weeks. A full strip-out is 14–20 weeks on site, plus 4–6 weeks of design and procurement upfront.
Most internal refurbishments don't need planning. You do need Building Control for any structural alterations, rewire (Part P) and plumbing changes. Listed buildings always need Listed Building Consent.
A cosmetic refresh can be staged with you in residence. A mid-spec is uncomfortable but possible. A full strip-out requires moving out — typically 3–5 months.
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