How Much Should I Budget to Renovate a Three-Bedroom House in London?

For a 100–120 m² house, a full renovation could cost around £150,000–£300,000 for building work, before VAT, professional fees and contingency. This is an indicative range based on a published London contractor’s guide, not a quote for your home.

A smaller refresh can cost less. The starting point is deciding what needs replacing, what can stay and whether you want to change the layout.

Is £100,000 enough to renovate my house?

It may be enough for selected improvements, but do not assume it will cover a complete renovation.

List your essential work first. Ask what can be delivered within £100,000 including VAT, fees and a reserve for unexpected work.

Why does one three-bedroom house cost more to renovate than another?

Bedroom count does not tell you the size or condition of a house. One property may need decoration and flooring; another may need new wiring, plumbing, bathrooms and structural repairs.

A useful estimate needs a floor plan, a condition assessment and a clear list of work.

Will keeping the same layout save money?

It may reduce work associated with moving walls, drainage and services. However, the existing installations still need checking.

Ask for two options: improving the current layout and making your preferred changes. Compare the practical benefit with the additional cost.

Does the price include the kitchen and bathrooms?

Sometimes—but check exactly what is included. A quote might cover fitting a kitchen while excluding cabinets, worktops and appliances.

Ask for product allowances and installation costs to be shown clearly. This makes different quotes easier to compare.

Not sure what your project needs? Our renovation company in London can help define the scope before you commit.

Do I need to add VAT to the builder’s quote?

Check whether the quote says including VAT or excluding VAT. Most domestic building work is subject to 20% VAT, although qualifying exceptions exist.

For example, £150,000 plus 20% VAT is £180,000. Professional fees and other excluded costs would still need adding.

What extra costs should I budget for?

Check whether your total includes:

• Design, surveys and engineering.
• Relevant approvals.
• Waste removal and deliveries.
• Temporary accommodation or storage.
• Furniture, curtains and finishing touches.

Some may already be in the builder’s quote. Confirm before adding them again.

How much should I keep for unexpected work?

A published London renovation guide suggests a 10–15% contingency on the building cost. Your project team should assess whether that is suitable for the condition and scope of your home.

Keep this money separate from optional upgrades. It needs to remain available if unexpected work is uncovered.

Can I renovate one floor at a time?

Yes, if the work can be sensibly separated. Agree the overall plan first so later work does not require undoing newly finished rooms.

Ask how shared services, access and protection will work between phases. Compare the total phased cost with completing the work together.

How do I stop my renovation budget getting out of control?

Agree the scope and key specifications before work starts. Request a written price for changes before approving them.

Keep one running total covering building work, fees, purchases and approved extras. A design and build service can coordinate the stages, but its responsibilities and exclusions must still be clear.

What do I need to get an accurate renovation quote?

Start with your floor plan, photographs, priorities and total spending limit. A site assessment and developed specification are usually needed to turn an early estimate into a detailed quotation.

Planning a London home renovation? Contact Oraanj Interiors to discuss what you want to change and how the design and refurbishment could fit your budget.