March 28th, 2025

When remodelling a house, costs can vary widely depending on the scope of work. The first thing to be mindful of is not to confuse remodelling with renovation. A renovation refreshes and restores existing rooms without altering their layout, whereas a remodel involves changing the internal structure—for example, removing walls to create an open-plan living, kitchen, and dining area.

Naturally, remodelling is more expensive. So, how much does it cost to remodel a house in 2025? In this article, we cover the costs of remodelling a 3-bedroom house (90m2 – the average size) comprising the following rooms:

• Kitchen-living-dining room

• Downstairs WC

• Boiler cupboard

• Cloakroom

• Entrance hall

• 3x bedrooms

• Bathroom

• En-suite

The calculations in this guide assume the existing shell remains, with no extensions.

We’ll take a look at the cost of remodelling a house by region, covering London, North England, Scotland, Wales, and Northern Ireland. We’ll also review average costs per square metre to help you budget accurately and avoid overspending.

Remodelling A House Cost Calculations

In terms of build specification, BuildPartner gives you three broad options to choose from:

• 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.

In this article, we’ve provided a breakdown of the cost of remodelling for all three specifications.

In addition to this, we have also provided three different benchmarks to show the range you can expect amongst different contractors. These are:

 

• 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 Remodelling A Three-Bed House (Basic Spec)

Below is a table showing the average cost of remodelling a three-bedroom house in the UK to a basic spec:

3-Bed Remodel (90m2) – Basic Spec	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£118,891	£132,941	£145,911	£1,321	£1,477	£1,621
Greater London	£127,609	£143,967	£157,890	£1,418	£1,600	£1,754
Inner London	£130,838	£146,508	£154,460	£1,454	£1,628	£1,716
Midlands	£114,363	£127,878	£140,354	£1,271	£1,421	£1,559
North England	£112,356	£125,635	£137,892	£1,248	£1,396	£1,532
Northern Ireland	£116,891	£125,937	£141,679	£1,283	£1,399	£1,574
Scotland	£118,341	£132,327	£145,236	£1,315	£1,470	£1,614
South East	£116,435	£130,195	£144,450	£1,406	£1,572	£1,726
South West	£116,021	£133,660	£146,724	£1,328	£1,485	£1,630
Wales	£112,488	£125,782	£135,727	£1,250	£1,398	£1,508
Average	£118,423	£132,483	£145,032	£1,329	£1,485	£1,624

All costs exclude VAT.

Here’s what the data shows for the cost of remodelling a three-bed house to a basic spec:

• It costs 9% more to remodel a house in Inner London than in other parts of the country.
• The minimum cost is £112,356, and the maximum cost is £157,890.
• The total average cost is £131,890, or £1,479 per square metre.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Cost Of Remodelling A Three-Bed House (Standard Spec)

Below is a table showing the average cost of remodelling a three-bedroom house to a standard spec:

3-Bed Remodel (90m2) – Mid Spec	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£136,531	£152,667	£167,561	£1,517	£1,696	£1,862
Greater London	£145,482	£164,111	£179,784	£1,616	£1,823	£1,998
Inner London	£149,280	£167,035	£174,987	£1,659	£1,856	£1,944
Midlands	£132,003	£147,604	£162,004	£1,467	£1,640	£1,800
North England	£129,997	£145,360	£159,541	£1,444	£1,615	£1,773
Northern Ireland	£134,532	£145,181	£163,328	£1,479	£1,613	£1,815
Scotland	£135,981	£152,052	£166,886	£1,511	£1,689	£1,854
South East	£132,664	£148,342	£162,815	£1,602	£1,792	£1,966
South West	£133,661	£153,386	£168,374	£1,524	£1,704	£1,871
Wales	£130,129	£145,508	£156,575	£1,446	£1,617	£1,740
Average	£136,026	£152,124	£166,186	£1,527	£1,705	£1,862

All costs exclude VAT.

Here’s what the data shows for the cost of remodelling a three-bed house to a standard spec:

• The minimum cost is £129,997, and the maximum cost is £179,784.
• The total average cost is £151,445, or £1,698 per square metre.

Cost Of Remodelling A Three-Bed House (Premium Spec)

Below is a table showing the average cost of remodelling a three-bedroom house to a premium spec:

3-Bed Remodel (90m2) – Premium Spec	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£168,958	£188,926	£207,358	£1,877	£2,099	£2,304
Greater London	£177,677	£201,196	£219,336	£1,974	£2,236	£2,437
Inner London	£183,181	£204,768	£212,720	£2,035	£2,275	£2,364
Midlands	£164,430	£183,863	£201,801	£1,827	£2,043	£2,242
North England	£162,424	£181,619	£199,338	£1,805	£2,018	£2,215
Northern Ireland	£159,175	£177,987	£195,351	£1,769	£1,978	£2,171
Scotland	£168,408	£188,311	£206,683	£1,871	£2,092	£2,296
South East	£162,497	£181,701	£201,595	£1,806	£2,019	£2,240
South West	£166,088	£189,645	£208,170	£1,845	£2,107	£2,313
Wales	£162,556	£181,767	£194,897	£1,806	£2,020	£2,166
Average	£167,539	£187,978	£204,725	£1,862	£2,089	£2,275

All costs exclude VAT.

Here’s what the data shows for the cost of remodelling a three-bed house to a premium spec:

• The minimum cost is £159,175, and the maximum cost is £219,336.
• The total average cost is £186,747, or £2,075 per square metre.

Summary Of The Average Cost To Remodel A House

So, how much does it cost to remodel a house in the UK? Based on the three specifications covered in this article, you can expect remodelling a house to cost on average (when using a mid-benchmark contractor):

• Basic spec: £132,483, or £1,485 per square metre. 
• Standard spec: £152,124, or £1,705 per square metre. 
• Premium spec: £187,978, or £2,089 per square metre.

The costs in this guide exclude extensions. If you’re planning to build an extension, you should factor in approximately £2,900 per square metre for a ground-floor extension, and £2,400 for a double-storey rear extension. For more specific information about extension costs, check out this article.

Please remember that all costs exclude VAT.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Frequently Asked Questions About Remodelling A House

Here are some frequently asked questions about remodelling a house.

How long does it take to remodel a house?

Remodelling a three-bed house takes an average of 20.9 weeks with an average of two tradespeople carrying out the work. Here’s a rough breakdown of the project:

• Demolitions take place early, lasting about five weeks.
• External and internal wall structures are built simultaneously.
• Windows and doors are installed, followed by internal doors and frames.
• Drainage and pipework progress alongside heating and cooling system installations.
• Electrical work, including wiring, fuse boards, and appliances, occurs mid-project.
• Ceiling and wall preparation, flooring, and kitchen installations follow. 
• Joinery, decoration, and fixtures and fittings finalise the remodel in the last weeks.

As ever, progress heavily depends on the alignment of tradesmen at key stages. For instance, delays in external and internal wall construction in weeks 5–7 can push back heating and electrical work scheduled for the following weeks.

What is the difference between remodelling and renovating a house?

Remodelling and renovating are often used interchangeably, but they’re not the same. Renovating involves restoring or updating existing features, whereas remodelling alters the structure or floor plan—for example, removing walls to create an open-plan living, kitchen, and dining area.

Should I move out when remodelling a house?

It’s a good idea to move out during a home remodel, especially for larger projects. The disruption from contractors needing access at awkward times, the dust and debris, and the noise make for uncomfortable living. Additionally, at certain times, you’ll need to switch off the electricity to carry out work, which will leave you without power (and wi-fi!). 

If plumbers are working, you’ll have no access to washing, cooking, or heating, which can be particularly challenging during the winter. Then, there are also safety concerns with power tools and other hazards being left out, especially if you have young children. It’s better to find alternative accommodation.