Renovating a home in North London is a significant investment — especially in prime neighbourhoods like Belsize Park, St John’s Wood, Muswell Hill, and Mill Hill. But what does a full-house renovation actually cost in 2025?
The answer depends on many factors, from property size and build complexity to finish level and planning requirements. In this guide, we break down the key drivers of cost and what you can expect to pay for a high-quality, stress-free renovation experience in London’s top postcodes.
What Do We Mean by “Full House Renovation”?
At Combit Construction, a full renovation typically includes:
- Complete strip-out and rebuild of interiors
- New electrics, plumbing, underfloor heating
- Structural changes (walls moved, rooms opened up)
- New kitchen, bathrooms, flooring, joinery
- Re-plastering, insulation, decoration
- Potential extension or loft work
- Planning & architectural coordination
This is not just cosmetic. It’s a full transformation — often turning outdated properties into modern, high-spec family homes.
London Renovation Costs in 2025: Typical Ranges
As of mid-2025, here’s what you can expect:
| Property Type | Typical Range (Excl. VAT) |
| 2-bed flat (70–90 m²) | £120,000 – £180,000 |
| 3–4 bed terrace (100–150 m²) | £180,000 – £300,000+ |
| Large townhouse (180–300 m²) | £300,000 – £600,000+ |
Note: Properties in conservation areas or listed buildings (e.g., Hampstead Garden Suburb, Avenue Road at St John’s Wood ) will require more time and budget.
What Drives the Final Cost?
There’s no “one price fits all.” Here’s what matters:
- Size of the property (and number of floors)
- Structural changes (steelwork, basements, lofts)
- Quality of finishes (bespoke vs. off-the-shelf)
- Joinery & custom kitchens
- Planning permission or listed building consent
- Site access (e.g., narrow mews streets or top-floor walk-ups)
- Timeframe — rushed projects cost more
🛠 Real Case: Flat in Hampstead — Complicated Access = Higher Cost
We recently worked on a flat in Hampstead where access to the first-floor property was extremely limited — the only viable entry point for materials and equipment was through a rear window. Yes, literally. A special scaffold with an external staircase had to be built, and everything — from rubble to kitchen units — had to be carefully lifted in or out via this setup. This significantly increased costs for labour, logistics, and equipment hire.
In addition, the overall project cost was driven up by the exclusive, custom-made fittings and finishes selected by the client.
🎥 See how it looked in real life on our YouTube Reel:
Pro tip: Many clients forget to budget for furniture, window treatments, AV systems, or garden works.
Where You Can Save (Without Regret)
Premium doesn’t mean overspending. With the right planning, you can:
- Avoid scope creep through a well-defined brief
- Use smart specification (mid-range finishes with high-end detailing)
- Avoid costly rework by getting architectural drawings done early
- Choose a firm with transparent, stage-based billing
At Combit Construction, we also help clients value-engineer their project — choosing where to invest and where to hold back.
Why “Cheapest Quote” Often Becomes the Most Expensive Mistake.
We’ve seen too many clients burned by unrealistically low quotes that balloon mid-project. Always ask:
- Is VAT included?
- Is project management included?
- Is the quote fixed or estimated?
- Are design/engineering fees included?
Reputable builders will explain these items clearly. If someone isn’t willing to talk through their pricing — walk away.
Want a Fast, Personalised Estimate?
Use our free online Renovation Cost Calculator to get a ballpark figure in 2 minutes — no obligation.
A full renovation in London is a major undertaking. But with the right contractor, it doesn’t have to be overwhelming. At Combit Construction, we’ve been delivering premium home transformations in prime London neighbourhoods since 2006. Our approach is clear, honest, and fully managed — so you can focus on the vision, not the stress. Ready to explore your project?