Whether you are renovating a tired Victorian terrace, fitting out a city‑centre office, or planning a bathroom makeover, understanding refurbishment costs per square foot is the first step to a realistic budget. This guide breaks down average rates for houses, flats, commercial spaces, and individual rooms, plus the hidden factors that can make or break your project.
What are typical refurbishment costs per square foot in the UK?
Basic cosmetic refresh: £70 – £120 per sq ft
Mid‑range full renovation: £120 – £180 per sq ft
High‑end / luxury refurbishment: £180 – £250+ per sq ft
Office (Cat A/B fit‑out): £50 – £150 per sq ft (London higher)
These are estimated market averages for full project costs (labour, materials, finishes). VAT and professional fees are additional.
The refurbishment cost per square foot you’ll pay depends heavily on the scope of work. A quick decorative refresh costs far less than a back‑to‑brick renovation with new wiring, plumbing, and insulation. The table below summarises typical all‑in rates for different property types across the UK.
| Project Type | Cost per Sq Ft (Basic) | Cost per Sq Ft (Mid‑Range) | Cost per Sq Ft (High‑End) |
|---|---|---|---|
| House – full refurbishment | £100 – £140 | £140 – £200 | £200 – £280 |
| Flat / apartment refurbishment | £90 – £130 | £130 – £180 | £180 – £250 |
| Bathroom refurbishment only | £150 – £250 | £250 – £400 | £400 – £600+ |
| Kitchen top refurbishment (worktops, doors) | £80 – £150 | £150 – £250 | £250 – £400 |
| Office – Cat A fit‑out | £40 – £70 | £70 – £110 | — |
| Office – Cat B fit‑out | £80 – £120 | £120 – £180 | £180 – £250+ |
| Commercial refurbishment (retail/leisure) | £60 – £100 | £100 – £160 | £160 – £220 |
Note: 1 square metre ≈ 10.764 sq ft. To convert to £/m², multiply the sq‑ft figure by 10.764. All estimates exclude VAT, professional fees, and a contingency sum.
Your refurbishment costs per square foot are not just about the headline rate. The table below shows how the total spend typically splits for a standard mid‑range house renovation.
| Cost Component | Typical Share of Total | Example for 1,200 sq ft @ £150/sq ft (£180,000) |
|---|---|---|
| Labour | 35–45% | £63,000 – £81,000 |
| Materials & finishes | 40–50% | £72,000 – £90,000 |
| Waste removal & skips | 2–4% | £3,600 – £7,200 |
| Professional fees (architect, engineer, surveyor) | 5–10% | £9,000 – £18,000 |
| Contingency (recommended) | 10–15% | £18,000 – £27,000 |
VAT Note: Many domestic refurbishments are subject to 20% VAT unless the property has been empty for over 2 years (then 5% may apply). Always confirm VAT treatment with your contractor and accountant.
Location is one of the biggest drivers of refurbishment costs per square foot. London and the South East consistently top the charts, while Northern England, Scotland, and Wales offer better value.
| Region | House Refurb (Mid‑Range) per Sq Ft | Office Fit‑Out (Cat B) per Sq Ft | Price Difference vs UK Average |
|---|---|---|---|
| London | £180 – £250 | £120 – £220 | +20% to +35% |
| South East | £150 – £210 | £100 – £170 | +10% to +15% |
| Midlands | £130 – £180 | £80 – £140 | On average |
| North England | £110 – £160 | £70 – £120 | -10% to -15% |
| Scotland | £115 – £165 | £75 – £125 | -5% to -10% |
| Wales | £100 – £150 | £65 – £110 | -10% to -20% |
| Northern Ireland | £95 – £145 | £60 – £105 | -15% to -20% |
Regional estimates are drawn from contractor quotations and market surveys. Specific postcodes may vary.
Because wet areas and fitted furniture require specialist trades, their per‑square‑foot rates are higher than general living spaces. Here are the most requested interior refurbishment costs per square foot for individual rooms.
| Room / Element | Typical Cost per Sq Ft | Notes |
|---|---|---|
| Bathroom – full strip‑out and refit | £200 – £400 | Plumbing, tiling, sanitaryware included |
| Kitchen – new units, worktops, splashback | £180 – £350 | Excludes structural changes |
| Kitchen top refurbishment (cosmetic) | £80 – £150 | New doors, worktops, painting |
| Living room / bedroom (decorative only) | £30 – £70 | Painting, flooring, minor electrical |
| Loft conversion (per sq ft of new floor) | £160 – £250 | Dormer or Velux, includes staircase |
When budgeting for a commercial refurbishment cost per m2 UK per square foot, the specification level (Cat A vs Cat B) is critical. A basic Cat A fit‑out provides raised floors, suspended ceilings, and core services. Cat B adds partitions, furniture, lighting design, and branding.
| Fit‑Out Level | London (£/sq ft) | Regional Cities (£/sq ft) |
|---|---|---|
| Cat A (shell & core) | £70 – £100 | £50 – £75 |
| Cat B (fully fitted) | £120 – £220 | £85 – £150 |
| Cat B – high‑spec / design‑led | £180 – £280 | £130 – £200 |
For office tenants, the office refurbishment cost per square foot often includes M&E upgrades, IT infrastructure, and compliance with Building Regulations Part M (accessibility). Always check whether dilapidation obligations influence the design.
When dealing with an insurance claim, loss adjusters and surveyors often use RICS insurance claims costs per square foot for a refurbishment as a benchmark. The Royal Institution of Chartered Surveyors publishes reinstatement cost data that helps insurers estimate the rebuild or full‑refurbishment cost of a property. For standard homes, these figures typically fall between £100 and £180 per sq ft for full reinstatement, though listed or non‑standard construction can be much higher.
It’s important to note that an insurance reinstatement estimate is not the same as a market refurbishment quote – it includes demolition, debris removal, and compliance with current building regulations. Always commission a RICS reinstatement cost assessment for accurate insurance cover, rather than relying on generic per‑square‑foot rates.
Use this simple formula to get a rough idea of your project budget. Always follow up with at least three written quotations.
Estimated Total = (Gross Internal Area in sq ft × Cost per sq ft) + Contingency (10–15%) + Professional Fees (5–10%)
For a 600 sq ft one‑bed flat at £145/sq ft, the equivalent total would be around £105,000. Remember that per‑square‑foot rates are less accurate for very small or very large properties.
| Project | Area (sq ft) | Spec Level | Cost per Sq Ft | Total Cost (excl. VAT) |
|---|---|---|---|---|
| Two‑bed Edwardian flat – cosmetic refresh | 750 | Basic | £105 | £78,750 |
| Three‑bed semi – full renovation (new kitchen, bathroom, rewire) | 1,100 | Mid‑range | £155 | £170,500 |
| Open‑plan office – Cat B fit‑out (Manchester) | 5,000 | Mid‑high | £110 | £550,000 |
All examples include labour, materials, and standard finishes. VAT and professional fees are not included.
The pricing estimates in this article are based on:
All figures represent estimated market averages. They consider labour rates across different trades, material costs at mid‑range specification, regional variations, and typical professional fees. No proprietary data or fabricated research has been used. Every article is reviewed for accuracy, readability, and user value before publication.