How Much Does a Full Flat Refurbishment Cost in London?
Refurbishing a flat in London can range from a relatively straightforward cosmetic upgrade to a complete strip-out and rebuild.
The final cost depends on far more than the size of the property. Layout changes, structural work, plumbing, electrics, finishes, access, leasehold restrictions and the condition of the existing building can all have a major effect.
That is why two flats of the same size can end up with very different refurbishment budgets.
1. What does a full flat refurbishment usually include?
A full refurbishment may involve:
- Strip-out and demolition
- New electrical installation
- New plumbing and heating
- New kitchen
- New bathrooms
- Plastering and decorating
- New flooring
- Carpentry and joinery
- Doors and ironmongery
- Lighting
- Storage and fitted furniture
- Layout changes
- Fire-safety works
- Building Control requirements
Some projects also include structural alterations, new steelwork, moving kitchens or bathrooms, or upgrading windows and doors.
2. What is a realistic London refurbishment budget?
For a full refurbishment, it is usually more useful to think in cost bands rather than one fixed figure.
A simpler refurbishment with limited layout changes and mid-range finishes may sit towards the lower end.
A more extensive project involving structural work, bespoke joinery, high-end finishes, new services and major layout changes will cost significantly more.
The important thing is to build the budget from the actual scope rather than relying on a generic cost per square metre.
3. What pushes the cost up?
Some of the biggest cost drivers are:
- Structural alterations
- Moving kitchens
- Moving bathrooms
- New drainage routes
- Complete rewiring
- New heating systems
- Bespoke joinery
- High-end sanitaryware
- Natural stone finishes
- Specialist flooring
- Poor site access
- Leasehold restrictions
- Extensive making good
Older London properties can also reveal hidden issues once walls and floors are opened up.
4. Why early cost planning matters
One of the biggest mistakes is waiting until the design is almost complete before checking whether the budget is realistic.
A good early cost plan allows you to test the design before too much time and money has been spent.
It can help identify:
- Which elements are essential
- Where the budget is being concentrated
- Which items can be simplified
- Where allowances are too low
- What contingency should be carried
This is particularly valuable when architects, structural engineers and interior designers are all involved.
5. How much contingency should you allow?
Refurbishment work carries more uncertainty than new-build construction because much of the existing building is hidden before work starts.
A sensible contingency can help cover:
- Hidden defects
- Damaged timber
- Unexpected pipework
- Old electrical systems
- Uneven floors
- Additional structural requirements
- Changes required after opening up
The amount needed depends on how much information is available before construction begins.
6. Cheap quotes can become expensive projects
A low initial price is not always a low final cost.
If a quotation excludes key items or relies heavily on provisional allowances, the final account can increase quickly.
When comparing contractors, look at:
- What is included
- What is excluded
- How detailed the scope is
- What allowances have been made
- Whether VAT is included
- Whether professional fees are included
- Whether waste, access and protection are included
Comparing headline totals without comparing the underlying scope can be misleading.
7. How Bayocorp approaches refurbishment pricing
At Bayocorp, we prefer to understand the project properly before presenting a meaningful cost.
Depending on the stage of the design, we can help with:
- Pre-purchase appraisals
- Early budget guidance
- Detailed cost plans
- Scope reviews
- Contractor quotations
- Buildability advice
- Value engineering
- Project management
- Construction delivery
Where drawings are still developing, a cost plan can help establish whether the proposed design is commercially realistic before the project moves further.
Planning a London flat refurbishment?
The earlier the scope and budget are aligned, the easier it is to make sensible decisions.
Bayocorp supports homeowners, landlords and property professionals with refurbishment, cost planning and project delivery across London and the South East.
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