Hampstead Renovations

Introduction to London Renovation Costs

Understanding renovation costs is crucial for effective project planning. London renovation prices vary significantly based on property type, location, specification, and project complexity. This comprehensive guide provides realistic cost expectations for 2024, helping you budget accurately for your renovation project.

At Hampstead Renovations , we provide transparent, detailed quotations for all our projects across London, ensuring you understand exactly what you're paying for and receive excellent value for your investment.

Extensions

single-storey Rear Extension

Cost per m²: £2,000-£3,500

• Budget (basic specification): £2,000-£2,400 per m²
  • Standard materials and finishes
  • Basic kitchen and flooring
  • Simple design
• Mid-range: £2,400-£3,000 per m²
  • Quality materials
  • Good kitchen and bathrooms
  • Architectural features (bi-fold doors, rooflights)
• High-end: £3,000-£3,500+ per m²
  • Premium materials and finishes
  • Designer kitchen
  • Large glazing, underfloor heating
  • High specification throughout

Example: 20m² single-storey extension

• Budget: £40,000-£48,000
• Mid-range: £48,000-£60,000
• High-end: £60,000-£70,000+

two-storey Extension

Cost per m²: £1,800-£3,000

• Lower per-m² cost than single-storey (foundation and roof costs spread over two floors)
• 40m² two-storey extension (20m² x 2 floors): £72,000-£120,000
• Additional considerations: scaffolding costs, structural complexity

Side Return Extension

Typical cost: £30,000-£55,000

• Usually 6-12m² of additional space
• Often combined with rear extension
• Popular in terraced Victorian/Edwardian properties

Wrap-Around Extension

Typical cost: £65,000-£120,000+

• Combines side return and rear extension
• Transforms ground floor layout completely
• 25-40m² typical size

Loft Conversions

Velux/Rooflight Conversion

Cost: £30,000-£50,000

• Simplest and most affordable type
• Windows installed in existing roof slope
• No structural alterations to roof
• Includes: floor strengthening, stairs, insulation, plasterboard, electrics, basic bathroom

Dormer Conversion

Cost: £40,000-£65,000

• Rear or side dormer adding headroom
• More usable space than Velux
• May fall under Permitted Development
• Includes full fit-out and en-suite bathroom

Hip-to-Gable Conversion

Cost: £45,000-£70,000

• Extending sloped hip end to vertical gable
• Significantly increases space
• Common in semi-detached properties
• Often combined with rear dormer

Mansard Conversion

Cost: £60,000-£90,000+

• Altering roof structure substantially
• Almost vertical walls maximising space
• Requires planning permission
• Most expensive but best space gain

What's included in loft conversion costs:

• Structural work and roof alterations
• Floor strengthening or new floor
• Staircase installation
• Windows and dormers
• Insulation and ventilation
• Electrical work and heating
• Plasterboard and plastering
• Basic en-suite bathroom
• Flooring and decoration
• Building Regulations compliance

Basement Conversions

Single-Level Basement

Cost per m²: £3,000-£6,000+

Total cost: £120,000-£300,000+ (typical 40-60m² basement)

• Budget: £3,000-£4,000 per m²
  • Excavation and structural work
  • Waterproofing
  • Basic finishes
• High-spec: £4,500-£6,000+ per m²
  • Premium finishes
  • Multiple rooms (cinema, gym, bar, etc.)
  • High-end bathrooms and kitchenettes

Cost Breakdown

• Excavation: 25-30%
• Structural work (underpinning, new floor/walls): 25-30%
• Waterproofing: 10-15%
• Services (plumbing, electrics, heating, ventilation): 15-20%
• Finishes and fit-out: 20-25%

Additional Costs

• Party wall agreements: £1,500-£5,000
• Structural engineer: £2,000-£6,000
• Planning and Building Regulations: £2,000-£5,000
• Temporary accommodation (if needed): Variable

Room Renovations

Kitchen Renovation

• Budget kitchen: £8,000-£15,000
  • Standard units and worktops
  • Mid-range appliances
  • Basic tiling and flooring
• Mid-range kitchen: £15,000-£30,000
  • Quality units (bespoke or high-street premium)
  • Quartz or quality laminate worktops
  • Good appliances
  • Feature tiling and quality flooring
• High-end kitchen: £30,000-£70,000+
  • Bespoke designer units
  • Marble, granite, or composite worktops
  • Premium appliances (Sub-Zero, Gaggenau, etc.)
  • High-end finishes throughout

Bathroom Renovation

• Budget bathroom: £4,000-£7,000
  • Standard suite
  • Ceramic tiles
  • Basic fittings
• Mid-range bathroom: £7,000-£15,000
  • Quality suite
  • Porcelain tiles or stone
  • Walk-in shower or freestanding bath
  • Good taps and fittings
• Luxury bathroom: £15,000-£35,000+
  • Designer suite
  • Natural stone or luxury tiles
  • High-end taps and fittings
  • Underfloor heating, smart features

Bedroom Renovation

• Basic refresh: £2,000-£5,000 (decoration, flooring, lighting)
• Full renovation: £5,000-£15,000 (including built-in wardrobes, en-suite)
• Master suite: £15,000-£40,000+ (luxury finishes, walk-in wardrobe, spa bathroom)

Full House Renovations

Light Renovation

Cost: £40,000-£80,000 (3-bed house)

• Full redecoration
• Kitchen and bathroom updates
• New flooring throughout
• Electrical and plumbing updates
• Minor structural work

Standard Renovation

Cost: £80,000-£150,000 (3-bed house)

• Complete strip-out and refurbishment
• New kitchen and bathrooms
• Full rewire and replumb
• New windows and doors
• Central heating upgrade
• Some layout changes

High-End Renovation

Cost: £150,000-£300,000+ (3-bed house)

• Complete renovation to luxury specification
• Significant structural changes
• Designer kitchen and bathrooms
• High-end finishes and materials
• Smart home integration
• Landscaping

Cost per Square Foot

Alternative way to estimate full renovation costs:

• Basic renovation: £100-£150 per sq m
• Mid-range: £150-£250 per sq m
• High-end: £250-£400+ per sq m

Specific Works and Trades

Structural and Building Work

• Load-bearing wall removal: £1,200-£2,500 (including beam and installation)
• Steel beam (supply only): £300-£1,200 (depending on size)
• Structural engineer: £500-£2,000
• Building Regulations application: £400-£1,200
• New partition wall: £80-£120 per linear metre

Electrical

• Full house rewire (3-bed): £4,000-£7,000
• Consumer unit replacement: £400-£800
• Additional sockets: £80-£150 each
• Light fittings installation: £50-£150 each
• EV charger installation: £800-£1,500

Plumbing and Heating

• Full central heating system: £4,000-£7,000 (3-bed house)
• Boiler replacement: £2,000-£3,500
• Radiator installation: £300-£600 each
• Underfloor heating (wet system): £80-£120 per m²
• Underfloor heating (electric): £50-£80 per m²

Windows and Doors

• uPVC double glazing: £400-£800 per window
• Timber sash windows: £800-£1,500 per window
• Bi-fold doors (3m span): £2,500-£6,000
• Sliding doors (2.5m): £1,500-£4,000
• Front door (composite): £800-£2,500

Flooring

• Carpet: £20-£60 per m² (including fitting)
• Vinyl/LVT: £30-£80 per m²
• Engineered wood: £40-£100 per m²
• Solid wood: £60-£150 per m²
• Porcelain tiles: £40-£120 per m² (including fitting)
• Natural stone: £80-£200 per m²

Plastering and Decoration

• Plastering walls: £15-£25 per m²
• Plastering ceiling: £20-£30 per m²
• Painting (room): £300-£800
• Wallpapering: £15-£40 per m² (plus wallpaper cost)

Additional Costs to Consider

Professional Fees

• Architect: 8-15% of build cost or £2,000-£10,000+ fixed fee
• Structural engineer: £500-£3,000
• Interior designer: 10-15% of build cost or £5,000-£30,000+
• Project manager: 5-10% of build cost
• Party wall surveyor: £700-£3,000

Planning and Regulations

• Planning application: £206-£462 (local authority fees)
• Building Regulations: £400-£2,000 (depending on project size)
• Pre-planning advice: £100-£300 (optional)

Contingency

• Recommended contingency: 10-20% of total budget
• For unforeseen issues, design changes, price variations
• Older properties may need higher contingency

Temporary Accommodation

• If moving out during major renovation
• Rental costs vary widely by area and size
• Budget £1,000-£3,000+ per month

Storage

• Self-storage units: £50-£200 per month
• Protects furniture and possessions during work

Cost Variables and Factors

London Location

• Inner London (Zones 1-2): 10-30% higher than outer London
• Prime areas: Premium on labour and materials
• Access challenges: Narrow streets, parking restrictions increase costs

Property Type and Age

• Listed buildings: 20-40% premium (specialist work, conservation requirements)
• Period properties: 10-20% higher (structural challenges, matching materials)
• Modern properties: Easier and cheaper to modify

Specification Level

• Materials: Budget vs. luxury can be 300%+ difference
• Finishes: Standard vs. bespoke significantly impacts costs
• Appliances and fixtures: Wide price range

Timing

• Peak season (spring/summer): Higher demand, potentially higher prices
• Off-peak (autumn/winter): May find better availability and prices
• Material price fluctuations: Timber, steel prices can vary significantly

Budgeting Tips

Before Starting

• Get multiple detailed quotes (3-5 contractors)
• Ensure quotes are like-for-like in specification
• Ask for itemised breakdowns
• Check what's included and excluded
• Verify professional qualifications and insurance
• View previous work and check references

Ways to Save Money

• Clear scope from outset (changes mid-project cost more)
• Supply some materials yourself (if contractor agrees)
• Do preparation work (clearing, some demolition)
• Phased approach (spread costs over time)
• Off-the-shelf vs. bespoke where appropriate
• But don't compromise on structural work or building regulations

Hidden Costs to Watch For

• Asbestos removal (common in pre-2000 properties): £500-£3,000+
• Structural repairs discovered during work: Variable
• Upgrading utilities (gas, electric, water mains): £1,000-£5,000+
• Planning/Building Regs issues requiring changes: Variable
• Site access challenges (crane hire, etc.): £500-£2,000+

Get Accurate Quotations from Hampstead Renovations