Key Takeaways:
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- Prioritise safety & compliance, then line up energy upgrades & furnishings to get the property rent-ready.
- Refurbishment improves the existing interiors. Renovation involves structural changes and typically costs more.
- Refurbishment can lift rent, but by how much depends on the scope of work, the condition of the property and where it sits.
- London costs run well above the national average, so make sure to agree on the scope before you start.
- The EPC C requirement must be met by 2030, with the Decent Homes Standard following in 2035, so it’s a good idea to build both into the plan now.
- Coordinate energy upgrades with kitchen or bathroom improvements, so there is minimal disruption and the property is opened up only once.
- Plan furnishing with the refurbishment. Every empty week costs rent, and the property should be ready to let the day works finish.
- One team across design, refurbishment and furnishing means one point of contact and fewer handovers, which is particularly convenient for overseas landlords.
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Most London landlords know their property needs work. Fewer know the order to do it in. Nationwide found 51% of landlords who renovated regretted it, mainly through lost income and rent that did not rise as hoped. A clearly defined scope helps reduce these risks.
What Counts as a Refurbishment?
The distinction sets your budget, programme, and permissions. Refurbishment improves what is already there: paint, flooring, fixtures, lighting, kitchens, and bathrooms.
Renovation involves more extensive changes such as structural alterations, layout reconfiguration and major upgrades to building systems; it also carries more cost and risk.
Refurbishment usually needs no planning permission, though listed buildings can require consent. For most landlords re-letting a tired flat, refurbishment is the right scale.
What Should You Fix First?
Safety and compliance come before style: gas safety, EICR and EPC. Begin by addressing issues that can cause a tenancy to fail, such as faulty electrics, heating problems & damp. Next, focus on rooms and features tenants judge first, which includes kitchens, bathrooms and flooring. Finally, complete the decoration and furnishing to make the property comfortable and ready to live in.
The order matters because finishes laid over unresolved defects will need to be done twice. Overcapitalising for the area is a common mistake, so make sure to specify to the rent your postcode supports. In our experience, work that withstands tenant use beats work that only photographs well. Our checklist covers the rest.
What Will It Cost?
London refurbishment costs vary by location. Remodelers’ regional guide estimates Inner London costs at 35–45% above the national average, while its combined Outer London and South East category sits 20–30% above it.
For London-specific planning figures, our 2026 refurbishment cost and ROI guide provides the following indicative estimates. Again, actual costs may vary depending on property size, condition, specification and location. Structural work and any necessary compliance upgrades can also increase the final quotation.
- Cosmetic refresh: £5,000–£15,000
- Bathroom refresh: £8,000–£20,000
- Kitchen upgrade without layout changes: £10,000–£30,000
- Full flat refurb without structural work: £20,000–£55,000
- Structural refurbishment: £50,000–£150,000+
How Much More Rent Can You Charge?
Previous Savills research found that immaculate properties in prime central London earned 31% more than moderate or poor ones and 23% more across outer London. Nationwide found over 80% of renovating landlords raised rent, by 17% on average.
Rent follows scope. Our own measured case is Cleveland Gardens in W2, a five-bed Grade II listed townhouse. We rebuilt the ground floor as three en-suite bedrooms, moved the kitchen upstairs, restored the staircase and fitted conservation-appropriate windows. Rent rose from £5,000 to £13,000 a month, let to the first viewer, for an annual ROI close to 20%.
In another project, at a two-bed apartment in a prestigious South Kensington development, we re-lacquered the doors, replaced mismatched cupboards with fitted wardrobes, added lighting, and refreshed the existing furniture. Rent rose 41% (from £3,400 to £4,800), with works finished between tenancies.
These are just two of the many projects we have done, but they show how the right scope of work can improve a property’s rental performance significantly.
Which Rules Affect Your Rental?
Here are some rules to keep in mind:
- EPC C: Government has confirmed 1 October 2030 as the deadline for all landlords to bring their rental properties up to an EPC rating of at least C, unless a valid exemption applies. Required spend is capped at £10,000 per property, with lower caps applying to homes valued below £100,000. All qualifying energy efficiency improvements made from October 2025 will count towards the cap. A home rated C before 1 October 2029 is treated as compliant until that certificate expires, so it pays to check your rating before you scope.
- Decent Homes Standard: The standard will apply to private rentals from 2035. It covers property condition and repairs, adequate facilities, thermal comfort, safety and damp and mould. Further implementation guidance and legislation are expected.
- Renters’ Rights Act: Since 1 May 2026, rent can rise once a year by Section 13 notice. In practice, the cleanest moment to reprice is between tenancies.
It’s a good idea to pair energy upgrades with a kitchen or bathroom refurbishment, as it would mean opening the property only once.
How Long Does It Take?
At InStyle, most home refurbishments run four to eight weeks, with furniture installed within 48 hours (subject to stock). Cosmetic works are far shorter. Every empty week costs rent, so we schedule furnishing to land as works finish. 85% of properties we furnish are let within a week.
One Contract or Three?
A separate builder, designer and furnisher means three quotes, three schedules, and three points of failure. We run refurbishment, interior design and furnishing in-house under one project manager, so finishes and furniture are specified together. Whoever you choose, ask for an itemised scope so you can compare like with like.
Refurbishing From Abroad?
Yes, if the team manages it on the ground and reports back clearly, distance need not slow a project. We managed two Hyde Park bathrooms for a remote landlord and delivered an E14 refurbishment without the client visiting the site. With over 75% of our clients based overseas, progress updates and snagging are standard.
Explore our refurbishment services, or read our guides to Victorian houses and buying a house to renovate. You can also connect with our team to get an expert to scope your project.
