A full house renovation in the North West in 2026 typically runs £1,200 to £2,200 per square metre for a mid-spec finish, and £2,200 to £3,500-plus per square metre for high-spec. So a 120 m² three-bedroom semi in Widnes or Runcorn usually lands between £150,000 and £270,000 for a thorough whole-house refurb, with another 10 to 15 per cent on top for contingency. That is the honest range, not the marketing brochure.
Homeowners get into trouble by anchoring on the lowest number they have seen quoted. The lowest quote is rarely the cheapest project — change orders, missed scope, and corrected mistakes close the gap and overtake. This guide breaks the costs down by section, explains where the variation comes from, and shows how we approach budgets at TD Property Renovations so the end number matches the start number.
What “full renovation” actually means
A full house renovation is not the same as redecorating. It is the whole house pulled apart and rebuilt: structural alterations, new electrics, new plumbing, new heating, replastering, new flooring, new kitchen and bathrooms, new windows or doors where needed, insulation upgrades, decoration. Most full renovations also include some layout change, often using an RSJ to open up the ground floor, and sometimes a small extension to the rear. The wider context for what to expect during a major build is in our companion guide on planning a full house renovation.
What it is not: a face-lift. A face-lift puts new paint and new flooring over old wiring, an old boiler and tired insulation. It looks fresh for two years and then the underlying issues surface. A proper renovation deals with the bones of the house. That is more expensive up front and far cheaper over a decade.
Where the money goes in a full renovation
On a £180,000 mid-spec whole-house renovation in the North West, the rough split looks like this: structural and shell work 15 to 20 per cent, mechanical and electrical 18 to 22 per cent, plastering and second fix 12 to 15 per cent, kitchen 8 to 12 per cent, bathrooms 8 to 12 per cent, floors and decoration 8 to 10 per cent, windows and doors 5 to 8 per cent, project management and overheads 10 to 12 per cent, contingency 10 to 15 per cent on top.
Two line items drive most of the variation. The first is the kitchen, where the same physical space can take a £6,000 kitchen or a £40,000 kitchen depending on cabinetry, worktops and appliances. The second is windows and doors, where premium timber or aluminium-clad units run two to three times the cost of standard PVCu. Decide where to spend the money before you sign anything off, not when the quote arrives.
Structural work is the line item people most often underestimate. Older Widnes properties tend to need at least some structural work: a beam in the kitchen wall, a re-supported chimney breast, repairs to lintels above original windows. Until the plaster comes off, the full picture is not visible, which is why a realistic contingency is mandatory. We talk through how small structural changes make a big difference in our existing guide on layout improvements.
Why two quotes for the “same” renovation differ by £50,000
Scope is the biggest variable. One quote includes new electrics throughout to current standards; the other adds a few sockets and reuses the old consumer unit. One quote includes full re-plastering after first fix; the other patches and skims. One includes building regulations and inspections; the other assumes you are arranging them. A like-for-like comparison is not possible until both quotes describe the same scope.
Standards are the next variable. New insulation to Part L of the Building Regulations adds material cost over a face-lift refurb. Mechanical extract ventilation in kitchens and bathrooms costs more than a bog-standard fan. Fire-rated ceilings between flats add more again. A compliant renovation is more expensive than a compliance-light one — and only a compliant renovation holds value.
Project management is the quiet line item that decides whether the build finishes on time. A builder who manages every trade themselves takes responsibility for sequencing, materials, building control inspections and snagging. A “main trade only” quote with everything else “to be confirmed” sounds cheaper. It rarely ends cheaper.
Finally, the team behind the quote matters. We do not work with the cheapest sub-trades because we have to live with their work for the duration of the guarantee. Members of the Federation of Master Builders and similar bodies hold themselves to standards that show up in a finished house.
How to set a realistic budget
Start with the headline figure based on square metres and finish level, then build up the contingency on top. Decide the kitchen and bathroom budgets up front. Decide whether windows and doors are being replaced. Decide whether the heating system is being kept, upgraded or replaced. Decide whether the layout is changing. Each of those decisions is worth £5,000 to £40,000.
Then phase honestly. A phased renovation is sometimes the smarter answer than stretching a budget to do everything at once. Done well, phasing protects quality. Done badly, it doubles the disruption. We talk this through at the site visit and recommend the route that actually suits the property and the homeowner.
Finally, get the quote in writing with a scope of works, a payment schedule and a programme. A quote that fits on a single side of A4 with no breakdown is not a quote. A proper proposal is a 5 to 10 page document with line-item costs, assumptions, exclusions, and a programme. That is what we deliver, and it is what protects both sides.
Frequently Asked Questions
What is a realistic price per square metre for a full renovation in 2026?
For the North West in 2026, mid-spec full renovations typically run £1,200 to £2,200 per square metre. High-spec with specialist joinery, premium kitchens, and high-performance windows runs £2,200 to £3,500-plus per square metre. Final cost depends on the condition of the property, the layout changes, and the finish level chosen.
How long does a full house renovation take?
A typical three-bedroom semi takes three to five months from start on site to handover for a mid-spec full renovation. Larger detached homes or properties with significant structural work can run six months or more. Add design and permissions time before that.
Can I live in the house during a full renovation?
Most homeowners find it easier to move out for the heaviest weeks, particularly during first fix, plastering and bathroom replacement. Some families stay throughout if the works can be sequenced room by room. We discuss the practical options at quote stage.
Should I extend at the same time as renovating?
Often yes. The cost per square metre of an extension built at the same time as a full renovation is lower than doing them separately, because the trades, scaffolding and project management are already on site. The decision depends on space, planning and budget.
How much contingency should I hold back?
A minimum of 10 per cent for newer properties and 15 per cent for properties built before 1960. Hidden issues with damp, wiring, drainage, lintels or roof timbers show up once finishes are stripped, and the contingency exists to deal with them without stopping the job.
Do you provide a fixed-price quote or a day rate?
A fixed-price quote with a defined scope. Day rates have a place for repair work, but a full renovation is a defined project and the homeowner is entitled to a defined price. Variations are agreed in writing as they arise, not assumed.
A full renovation is a serious investment, and the numbers deserve a serious conversation. If you are planning a whole-house refurb in Widnes, Liverpool, Runcorn or anywhere in the wider North West, book a site visit and we will give you a realistic budget with the workings shown.
