contemporary kitchen in bathkitchen diner in bathperiod oak flooring

Major Home Renovation Costs

This page offers guidance on major home renovation costs, based on real data from our projects over the past 14 years. Figures shown are VAT exclusive so you would need to add VAT at the prevailing rate. Project management and any of our design work is also excluded.

We’ve brought older figures up to January 2016 economic conditions by applying an annual inflation factor of 3.5%. However, we should point out that, since the EU Referendum, we’ve seen prices increase in some areas (construction, kitchens and bathrooms, and other products) by around 15-20%. You will need to take this into account when considering your project in current economic conditions. We’ve written separately on this in our blog concerning the impact of Brexit on home renovation.

using real figures from our projects we offer guidance on major home renovation costs

Whilst it is important for you to see major home renovation costs, it is equally important to understand how you can control those costs. We spend significant time planning and preparing to make sure that total costs are known before our clients commit to a project; we then manage cost closely. To explain how we do this, we’ve provided further links at the foot of this page to our guides on how to renovate a home successfully. They explore the factors that affect cost and how you can avoid cost increases as the project proceeds. We hope you find these helpful.

We designed and delivered all of what follows, unless otherwise stated. This included facilitation of planning permission, building regulations, and party wall agreements. We produced designs for all the projects and oversaw contractors and trades. We also sourced all the fixtures and fittings: kitchens, bathrooms, floors and so on. Separately, you can read more on our home renovation and interior design service.

2 storey knock through extension with en-suite and open-plan kitchen diner – 30m2 additional floorspace

Here is the extension nearing its finishing stages.

extension largely completed

and below is an internal view … The main horizontal steel is visible here because other steels already existed below ceiling level (usually we plan to lose the steel in the ceiling space to create a perfectly flat ceiling). This main steel shows the line of the original building through which we extended.

kitchen partition wall

Major home renovation costs:

Structural and building work – £58 000

Plumbing – £7000 (inc UFH on ground floor and en-suite bedroom on first floor)

Joinery – £4000

Electrics – £8000

Decoration – £4000

Kitchen – £15 000 (medium spec with high spec worktop and splashback)

Flooring – £3000

En-suite fittings etc – £5000 (high spec)

Architect – £3000

Structural Engineer – £1000

Total – £118 000

You can see how a detailed description and more photographs of this house undergoing renovation on our page entitled two storey extension.

Also, to ensure that you cover everything in your home renovation project, you may enjoy reading our guide to property renovation.

Glass Side Return Extension with kitchen – 30m2 kitchen diner overall with 10m2 additional floorspace in extension

glass side extension

with interior views when completed:

kitchen diner in bath

glazed extension and roof

large glass extension

Major home renovation costs:

Structural and building work – £27 000

Glass structure – £39 000

Plumbing – £3000

Joinery – £3000

Electrics – £4000

Decoration – £2000

Kitchen – £24 000 (high spec)

Flooring – £3000

Architect – £3000

Structural Engineer – £3000

Total – £111 000

For a documentary record of this project, please read our page on the side return extension. It was carried out in conjunction with the basement conversion described below.

We have also produced a guide on the technical steps to house renovation;  if you are interested in how to design a kitchen, you might also care to see our kitchen design guide.

extension to end of terrace in powder coated aluminium with bifold doors

Basement Excavation (full dig out and extensive underpinning) – small – 18m2

basement excavation

and finished:

basement conversion for home cinema with gaming chairs

Major home renovation costs:

Structural and building work – £48 000

Plumbing (inc UFH) – £5000

Joinery – £3000

Electrics (inc home network) – £5000

Decoration – £600

Architect – £1500

Structural Engineer – £2000

Party Wall surveyor – £3000

Total – £65 000

You can read more about this basement conversion along with our blog on how to convert a basement.

Basement Conversion (part excavation to existing space) to incorporate new high spec kitchen with access to garden through folding sliding doors (quotation) – medium – 50m2

Total – £165 000

Basement Conversion (part excavation to existing space) to incorporate new bedroom with en-suite and access to garden (quotation) – medium – 35m2

Total – £80 000

Side Return Extensions for 2 neighbouring properties (13m2 additional floorspace each side)

extension site before works

We built 2 neighbours’ extensions creating two open-plan kitchen diners, one with a utility.

neighbouring-side-return-extensions

The open plan kitchen diner in one of the properties:

side-return-extension-with-kitchen-diner

4 tenders were received.  Total prices for both were similar;  one neighbour required more work, but the other preferred more expensive fittings.  Economy of scale saved each client around 10% of the construction and statutory costs.  50% was saved on Project Management.

Property 1 (inc small utility):

Planning drawings – £1100
Building Control – £1600
Structural engineer – £650

Structural and building work – £30 530
Frame structure and 3 roof lights – £6500
Plumbing – £4450
Joinery – £4400
Electrics – £2920
Decoration – £1680
Units – £7600
Appliances – £1100  (some re-used)
Worktop – £1800
Splashback – £800
Flooring – £1900
Other – £2350

Level garden, remove soil – £2300
Supply and fit fence to 3 sides – £4750
Build and render garden wall (4m x 1.5m) – £1600
Build 4m deep patio slab across property – £1750
Build face wall to patio and cast steps to garden – £1800
Supply slabs and lay patio (24m2) – £2400
Supply and fit hardcore and astroturf (£80m2) – £3900

Total – £88 000 + VAT

Note – from the 4 tenders, the highest price was around 20% over the price shown above.

Property 2:

Planning drawings – £1100
Building Control – £1600
Structural engineer – £650

Structural and building work – £31 480
Frame structure and 3 roof lights – £6500
Plumbing – £4800
Joinery – £2100
Electrics – £3350
Decoration – £1120
Units – £11 500
Appliances – £3964
Worktop – £4600
Splashback – £1300
Flooring – £1500
Other – £1800

Total – £77 264 + VAT

Note – from the 4 tenders, the highest price was around 25% over the price shown above.

You can read a documentary on this project under the heading side return extension.

Small single-storey Fill-in Extension with internal re-modelling – 8m2

small extension

Structural and building work (only one new external wall, but includes 4m steel to open out side wall, and new flat roof section) – £12 000

Plumbing – £1000

Joinery – £1000

Electrics – £1500

Decoration – £1500

Total – £15 000

3 Bed Edwardian House Renovation (typical British terrace house) with small extension, and internal wall opening to create large kitchen diner

whole house refurbishment

internal view when finished …

new kitchen units

Major home renovation costs:

Structural and building work – £26 000, of which £12 000 for small extension (2m2)

Roof – re-felt and batten, inc scaffold – £4000

Re-render and paint rear elevation – £2000

Plumbing – £7000

Joinery – £12 000

Electrical – £5500

Decoration – £9000 (whole house)

Kitchen – £14 000 (medium spec)

Total – £80 000

Read more about this full house renovation in Bristol.

Bedroom with en-suite over garage (Quotation)

With suitable foundations:  £35 000 – £40 000

To rebuild if foundations unsuitable:  £65 000 – £70 000

3 Bed Edwardian House Renovation (typical British terrace house with bedroom 4 in loft) – complete renovation (inc. new flooring, bathroom, create en-suite for existing loft room) – except for kitchen.

house renovation

living room when furnished …

edwardian sitting room in bath

Major home renovation costs:

Structural and building:  £23 000

Plumbing:  £13 000

Joinery:  £9000

Electrics (new):  £7000

Electrics (re-wire):  £6000

Decoration:  £8000

Bathroom fittings:  £6000 (high spec)

En-suite fittings:  £2000

Carpets:  £4000

Total – £78 000

We’ve recorded more information about this house renovation in Bath.

3 Bed Victorian House Renovation (typical British semi) – complete renovation (inc. new flooring, bathroom and external work) – except for kitchen

outdated sitting room

sitting room when refurbished

contemporary living room

dining room before work started

dining room before makeover

and when renovated and furnished

colourful dining chairs

Major home renovation costs:

Structural and building – £25 000

Plumbing – £13 000

Joinery – £8000

Electrics – £11 000

Decoration – £11 000

Oak flooring (2 reception rooms and hall) – £2500 (labour of £2200 in joinery price)

Carpets – £2000

Garden Excavation (5m3) and new retaining wall – £5000

Bathroom fittings – £7000 (high spec)

Total – £85 000

Here you can read more about this Victorian house renovation in Bath.

Kitchen-Diner Knock-through, with folding sliding doors to garden

kitchen diner knocked through

dining area when complete

bath kitchen renovation

Major home renovation costs:

Structural and building work – £28 000

French Doors – £7000

Plumbing – £10 000

Joinery – £3000

Electrics – £5500

Decoration – £1000

Kitchen – £25 000 (high spec)

Total – £80 000

We’ve produced a detailed page where you can read more about this knock through kitchen extension in Bath.

Lean-to, single storey side extension with access from kitchen to create utility and WC – 10m2

Total (including building work, new roof, floor slab etc, WC suite) – £37 000

Property Renovation (5 bed) with knock-through kitchen diner and removal of chimney breasts (no new kitchen)

Structural and building work – £15 000

Plumbing – £4000

Joinery – 5000

Electrics – £12 000

Decoration – £5000

Flooring – £8000

Carpets – £4000

Vinyl floors – £1000

Total – £60 000

kitchen diner being constructed

SINGLE STOREY EXTENSION 5m x 3m WITH TILED, PITCHED ROOF, COMPLETE (REGULAR CONTRACTOR’S PROJECT) – 15m2

Total (including building work, new roof, floor slab etc) – £43 000

SINGLE STOREY EXTENSION 3.5m x 8m WITH TILED, PITCHED ROOF, rubble stone construction (REGULAR CONTRACTOR’S PROJECT) –

Total (including building work, new roof, floor slab etc) – £60 000

Two single STOREY EXTENSIONs on same property WITH TILED, PITCHED ROOFs (REGULAR CONTRACTOR’S PROJECT) – Total 60m2

Total (including building work, new roof, floor slab etc) – £110 000 basic construction and building work;  £150 000 including en-suite and kitchen.

30’s semi – extension options (current price estimates – project pending)

For this project, we provided price estimates for several options of which two are shown below:

Option 1:  Two-storey side extension with additional wrap-around single storey glazed extension (knocked through from existing to create open-plan space) with additional utility and new bathroom:

Two storey extension Two storey extension - rear  Wrap around extension - kitchen

Structural and building work – £95 000

Bifold doors and rooflights – £13 000

Extra to remove 2 pairs of chimney breasts right through and decorate – £8500

Simple driveway modifications – £3000 – £4000

Install central heating – £4800

Other plumbing inc underfloor heating – £5500

Kitchen installation – £2500

Rewire House – £6000

Project specific electrics – £5200

Decoration  – £3800

Kitchen (medium spec inc flooring) – £14 500

Utility fit – £1500

Bathroom fittings (inc flooring) – £2800

Other fittings and furnishings for extra rooms – £2500

Total – £168 000

Option 2:  Wrap-around single storey glazed extension (knocked through from existing to create open-plan space) with additional utility:

Wrap around extension Wrap around extension - SideWrap around extension - kitchen

Structural and building work – £40 000

Bifold doors and rooflights – £15 000

Extra to remove 2 pairs of chimney breasts right through and decorate – £8500

Simple driveway modifications – £3000 – £4000

Install central heating – £4000

Other plumbing inc underfloor heating – £4000

Kitchen installation – £2500

Rewire House – £6000

Project specific electrics – £4000

Decoration  – £1400

Kitchen (medium spec inc flooring) – £14 500

Utility fit – £1500

Total – £101 000

Major home renovation costs

We hope you’ve found these indicative costs from real projects informative. In our experience they help clients to budget more carefully and to enter into renovations with their eyes open.

As we said at the top, the final cost is influenced by factors including management of the renovation from start to finish. For instance, we spend a lot of time getting the design and specification right – if you don’t, then you run the risk of significant cost overruns. To help you manage your renovation successfully and control the cost, we’ve included the following guides which we hope you find helpful.

Other Guides

We offer more advice for successful home improvements in our various guides.  Here are some links.

We also provide a planning applications service for major projects in Bath, as well as engaging structural engineers and architects in producing building control and construction drawings.

Save

Save

Save

Save

Save

Save

Save

Save

Save

Save

Save