What a renovation costs in Fulham
Every range we work to, published. Most builders will not do this. We think you cannot plan a project without a budget, and a range you can rely on beats a quote you have to chase.
A full house renovation in Fulham costs £1,500 to £3,500 per square metre excluding VAT — £150,000 to £350,000 for a typical three-bedroom terrace. A side-return extension is £60,000 to £90,000, a rear dormer loft conversion £55,000 to £85,000, and a kitchen renovation £25,000 to £70,000 including the building work.
| Project | Guide range | Typical duration |
|---|---|---|
| Full house renovationexcluding VAT and professional fees. Whole-house, including services and finishes. | £1,500 – £3,500 per m² | 5–9 months for a typical terrace |
| House extensionsexcluding VAT, fees and kitchen. Single-storey rear or side return. | £3,000 – £4,500 per m² | 14–20 weeks on site |
| Loft conversionsexcluding VAT. Velux from £45k, rear dormer £55k–£85k, mansard £80k–£110k. | £45,000 – £110,000 | 10–14 weeks |
| Basement conversionsexcluding VAT. Cellar conversion at the lower end; new excavation at the upper. | £2,500 – £7,000 per m² | 4–9 months depending on excavation |
| Kitchen renovationexcluding VAT. Includes builder's work, services, units and installation. | £25,000 – £70,000 | 4–8 weeks |
| Bathroom renovationexcluding VAT. Full strip-out, first fix, tanking, tiling and fit-out. | £12,000 – £30,000 | 3–5 weeks |
| Period property restorationexcluding VAT. Higher than standard refurbishment because the work is slower and more skilled. | £1,800 – £4,000 per m² | 4–9 months |
| Design and buildfor design, planning and project management. Construction quoted separately as a fixed price. | 8% – 14% of build cost | 3–6 months design and planning, then the build |
Guide ranges for budgeting, excluding VAT and professional fees. We quote a fixed price after a site visit.
Four things drive most of the variance
Structure & services
Steels, foundations, rewiring and heating are 40–50% of a whole-house budget — and invisible when finished.
Glazing specification
A structural glass lantern and full-width bifolds can add £25,000 to the same extension footprint.
Planning position
A conservation area or a listed building adds consultants, time and constraints on materials.
What's behind the plaster
Failed lintels, removed chimney breasts and unknown drain runs. This is what the contingency is for.
Before you budget
Why do renovation quotes vary so much?
Because quotes are rarely for the same thing. Differences usually come down to foundation depth, the specification of glazing and insulation, whether professional fees and VAT are included, and whether structural and building control work has been priced at all. Compare quotes against one written specification or you are comparing different projects.
Read the full answerDo your prices include VAT?
No. Every figure on this site excludes VAT, which is added at 20 percent. We quote this way because it is the industry convention and because some work on certain properties qualifies for reduced rates — your written quote always shows both the net and gross figure.
Read the full answerWhat is not included in a build cost?
Professional fees at roughly 8 to 14 percent, party wall surveyor fees of £1,500 to £3,000 per neighbour, planning application fees, VAT at 20 percent, and fittings such as kitchens, sanitaryware and flooring unless specified. Add around 30 percent to a headline build cost for a realistic all-in budget.
Read the full answerHow much contingency should I allow?
Ten to fifteen percent on a period property, and expect to use it. Victorian houses reliably hide something — a failed lintel, an unsupported chimney breast, a drain run nobody knew about. A contingency is not pessimism, it is arithmetic.
Read the full answerWant a number for your project?
Tell us what you have in mind and we will come back with an honest view on cost, timescale and what is achievable at your address.