August 28, 2024

Renovating a flat in the UK requires careful cost planning and budgeting. In this 2024 guide, we provide a comprehensive cost breakdown of a 1-bedroom and 2-bedroom flat, and we also break the cost down per square metre.

Whether you’re undertaking a full-scale refurbishment or focusing on specific areas like the kitchen or bathroom, this guide furnishes you with the insights needed to navigate your renovation project.

Key Factors Affecting Flat Renovation Costs

When renovating a flat, several key factors come into play that significantly impact the overall cost. Firstly, the median floor space of the average UK flat is 58m2, so our calculations are based on a 2-bedroom flat of 64m2 and a 1-bedroom flat of 52m2, with both comprising an open-plan kitchen and living room and a bathroom. 

Our cost breakdown includes all appliances, such as a built-in dishwasher, fridge, freezer, washing machine, extractor fan, hob, and oven. The only exclusion is a central heating boiler; however, radiators are included.

It’s also important to distinguish between a renovation and a remodel. A renovation focuses exclusively on replacing the finishings and fittings in their existing locations and does not involve changing the layout of a structure.

Build Specifications & Supplier Benchmarks

In terms of build specifications, our BuildPartner pricing tool gives you three options when creating your quote (which can be revised by item at a later point):

• Basic spec is a basic finish; e.g., Leyland, Everest, Wickes.
• Standard spec is a standard finish; e.g., Dulux, Hamilton, Slim Line.
• Premium spec is a high-spec finish; e.g., Farrow & Ball, Fine Line, Siemens.

For each renovation type (1-bed and 2-bed flat), we’ve provided a range of prices to reflect the varying types of contractors:

• Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.

• Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.

• High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.

 

Cost Of A 2-Bedroom Flat Renovation

Here’s a table showing the average building costs of renovating a 2-bed flat for a standard-spec project in the UK:

 

2-Bedroom Flat Refurb	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£33,602	£36,657	£39,711	£525	£573	£620
London	£37,306	£42,268	£46,413	£583	£660	£725
Midlands	£32,998	£35,998	£38,998	£516	£562	£609
North England	£32,864	£35,852	£38,840	£514	£560	£607
Northern Ireland	£32,410	£34,781	£37,680	£498	£543	£589
Scotland	£32,937	£35,931	£38,925	£515	£561	£608
South East	£34,321	£38,377	£42,579	£583	£652	£715
South West	£33,329	£37,573	£41,239	£525	£587	£644
Wales	£33,056	£36,962	£39,520	£516	£578	£618
Average	£33,647	£37,156	£40,434	£530	£586	£637

All costs exclude VAT.

 

Here’s what the data shows for the cost of fully renovating a 2-bed flat to a standard spec:

 

• It costs 15% more to renovate a 2-bed flat in London than in other regions.
• The minimum cost is £32,410, and the maximum cost is £46,413.
• The total average cost is £37,079, or £585 per square metre.

 

2-Bed Flat Renovation Cost Breakdown – London

Here’s an example of the associated costs for the different stages of a renovation for a standard-spec project – when using a mid-benchmark contractor in London:

Total	£42,268	100.0%
Demolitions	£1,464	3.5%
Heating and cooling	£1,384	3.3%
Plumbed appliances	£3,916	9.3%
Wired appliances	£4,932	11.7%
Ceiling preparation and finishes	£549	1.2%
Wall preparation and finishes	£3,797	9.0%
Floor preparation and finishes	£9,274	21.9%
Units, worktops and kitchen appliances	£16,528	39.1%
Fixtures and fittings	£425	1.0%

 

And here’s a breakdown of the associated costs by room for a standard-spec renovation project – when using a mid-benchmark contractor in London:

Total	£42,268	100%
Bathroom	£9,836	23.3%
Bedroom 1	£4,332	10.2%
Bedroom 2	£3,795	9.0%
Kitchen / Living / Dining	£24,306	57.5%

 

Remember, appliances are included in the costs, which is why the kitchen accounts for a disproportionate amount of the total expense.

Cost Of A 1-Bedroom Flat Renovation

Here’s a table showing the average building costs of fully renovating a 1-bed flat for a standard-spec project in the UK:

 

1-Bedroom Flat Refurb	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£30,685	£33,475	£36,264	£590	£644	£697
London	£33,912	£38,474	£42,248	£652	£740	£812
Midlands	£30,184	£32,928	£35,672	£580	£633	£686
North England	£30,068	£32,801	£35,535	£578	£631	£683
Northern Ireland	£29,675	£31,890	£34,548	£562	£613	£664
Scotland	£30,118	£32,855	£35,593	£579	£632	£684
South East	£31,199	£34,886	£38,290	£652	£729	£800
South West	£30,455	£34,311	£37,659	£590	£660	£724
Wales	£30,226	£33,798	£36,108	£581	£650	£694
Average	£30,725	£33,935	£36,880	£596	£659	£716

All costs exclude VAT.

 

Here’s what the data shows for the cost of fully renovating a 1-bed flat to a standard spec:

 

• The minimum cost is £29,675, and the maximum cost is £42,248.
• The total average cost is £33,847, or £657 per square metre.

 

1-Bed Flat Renovation Cost Breakdown – London

Here’s an example of the associated costs for the different stages of a renovation for a standard-spec project – when using a mid-benchmark contractor in London:

Total	£36,304	100.0%
Demolitions	£944	2.6%
Heating and cooling	£789	2.2%
Plumbed appliances	£3,711	10.2%
Wired appliances	£3,278	9.0%
Ceiling preparation and finishes	£371	1.0%
Wall preparation and finishes	£3,307	9.1%
Floor preparation and finishes	£7,673	21.1%
Units, worktops and kitchen appliances	£15,810	43.5%
Fixtures and fittings	£422	1.2%

 

And here’s a breakdown of the associated costs by room for a standard-spec renovation project – when using a mid-benchmark contractor in London:

Total	£36,304	100%
Bathroom	£9,147	25.2%
Bedroom	£4,088	11.3%
Kitchen / Living / Dining	£23,070	63.5%

 

Summary Of The Average Cost To Renovate A Flat In The UK

So, how much does a flat renovation cost in the UK? Based on the three different types of contractors, renovating a 2-bedroom flat (64m2) will cost you on average:

• Low benchmark contactor – £33,647, or £530 per sq metre.
• Mid-benchmark contactor – £37,156, or £586 per sq metre.
• High-benchmark contractor – £40,434, or £637 per sq metre. 

 

Depending on the specifications, the cost of the renovation work will typically range between £32,410 and £46,413 for a 2-bedroom flat.

Please remember that these costs do not include VAT, and there may be other additional costs, such as structural surveys, unexpected repairs, and custom finishes.

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Frequently Asked Questions About Flat Renovations

Here are a few questions that shed some light on UK flat renovations.

How long does a flat renovation take?

Based on a 2-bedroom flat comprising an open-plan kitchen-living room and a bathroom, a renovation would take approximately four weeks.

This is based on two tradespeople carrying out the scheduled work (demolitions, heating and cooling, wall preparation, floor preparation, plumbed and wired appliances, kitchen units, decoration, and fixtures and fittings).

What is the most common pitfall when renovating a flat?

Since many flats are leasehold, they tend to have strict rules governing when noisy work can take place, often restricting it to specific hours on weekdays and prohibiting it altogether on weekends or evenings. It’s better to adhere to these to avoid potential conflicts and complaints.

Do I have to let my neighbour know before starting work?

If your renovation affects a shared or adjoining wall, you must notify your neighbour under the Party Wall Act 1996. A Party Wall Notice should be given at least two months before major work begins. Your neighbour then has 14 days to consent or request a Party Wall Agreement. Failing to notify them can lead to legal issues and project delays.

Do I need planning permission for a flat renovation?

Most internal renovations do not require planning permission, but you may need approval if you’re making structural changes, especially in listed buildings or conservation areas.