Builder pricing in London
What builders charge in London (typically £35-£90/hr), the local factors that move the rate, and a sample quote you can use as a starting point.
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London builder pricing
What builders should charge in London
London builders work in the most complex permitting and consent environment in the UK. Standard Greater London renovations run £1,500-£3,500/sqm; premium central (W1, SW1, SW3, SW7, W8, W11) £3,500-£8,000/sqm; ultra-premium W1 and SW1 trophy properties £8,000-£15,000+/sqm. Listed Building Consent, Conservation Area Consent, Party Wall etc. Act 1996, and London Building Acts (additional regulatory layer on top of national Building Regs) shape almost every job. Basement conversions are a major premium specialist market (Chelsea, Notting Hill, Hampstead) at £150,000-£800,000+ per basement. FMB and TrustMark membership are standard trust signals.
Hourly rate
£35-£90
per hour, weekday daytime
Call-out fee
£25-£53
within standard radius
After-hours
1.5-2x
evening, weekend, holiday
Job pricing
What to charge for common builder jobs in London
Real-world price ranges for the jobs local tradies quote every week. Use the table as a starting point for your own quotes and adjust for parts, access, and your overheads. All figures in GBP.
Site visit and written quote
What's included
Most established builders quote free for jobs over £3,500. Charge applies to large scope-of-work documents.
Garden wall (per linear metre)
What's included
Includes excavation, foundation, blockwork, and 2-3 days labour. Render and capping extra.
Internal wall removal (non-structural)
What's included
Includes demolition, debris removal, and make-good. Structural engineer report extra if load-bearing.
Concrete slab (per square metre)
What's included
Includes excavation, reinforcement mesh, formwork, concrete pour, and finish. Excludes site prep.
Single-storey room extension
What's included
Depends on size, fittings, and finish level. Excludes plumbing and electrical subcontract.
Bathroom renovation (full)
What's included
Includes demolition, plumbing, tiling, fixtures, and labour. Premium fittings add cost.
Kitchen renovation (full)
What's included
Depends on layout changes and cabinetry. Bench-tops, splashbacks, and appliances priced separately.
Retaining wall (per linear metre)
What's included
Depends on height and material (block, gabion, sleeper). Excavation and drainage extra.
Daily site labour (1 person)
What's included
Standard 8-hour day. Apprentice + qualified builder pair runs higher.
London quote factors
What to factor into your London builder quote
Local context that should shape what you quote as a builder in London. Mild oceanic. Cool wet winters (rarely below freezing), warm summers with periodic heatwaves (40°C+ in 2022), ~600mm rainfall per year. Mild climate makes heat-pump retrofit attractive; basement conversions and central-air retrofit are a niche premium market, not mainstream.
Per-sqm renovation tier
Standard Greater London: £1,500-£3,500/sqm. Mid-premium (Clapham, Fulham, Wandsworth, Islington, Bermondsey): £2,500-£4,500/sqm. Premium central (W1, SW1, SW3, SW7, W8, W11, NW3): £3,500-£8,000/sqm. Ultra-premium W1/SW1 trophy properties: £8,000-£15,000+/sqm. Quote tier explicitly with VAT (20%) shown separately on every quote.
Listed Building Consent and Conservation Area Consent
Thousands of London buildings are Listed (Grade I, II*, II). Most central postcodes sit inside Conservation Areas. Quote consent expediter or planning consultant (£2,500-£15,000), architect (£3,500-£25,000+ for listed work), and 8-16 week consent timeline as separate lines on every consented job. Westminster, Kensington & Chelsea, Camden, and Islington enforce stricter Conservation Area control than outer boroughs.
Party Wall etc. Act 1996
London terraces and semi-detacheds trigger party-wall agreements on most works affecting shared walls, foundations, or chimneys. Quote party-wall surveyor (£900-£3,500 per neighbour, often multiple neighbours on terrace work) and 2-month statutory notice period. Basement conversions and loft conversions almost always trigger party-wall awards (£3,500-£12,000+ per neighbour for complex work).
Basement conversion specialist premium
Chelsea, Notting Hill, Hampstead, St John's Wood, Mayfair basement conversions are a major specialist market. Quote £4,500-£8,000/sqm for standard underpinning and dig, £8,000-£15,000+/sqm for luxury fit-out including pool, cinema, gym. Whole basement projects £150,000-£800,000+. Requires structural engineer (£8,500-£35,000), party-wall awards on both neighbours, basement-specific building control, often planning consent.
London Building Acts
London has its own additional regulatory layer (London Building Acts) on top of national Building Regs. Fire-stopping, means of escape, and structural requirements often stricter. Quote a London-specific Approved Inspector or LABC route (£1,500-£8,000 per project depending on scope). Print Approved Inspector or LABC contact on every quote.
FMB, TrustMark, and CITB CSCS
Federation of Master Builders (FMB) and TrustMark membership are standard trust signals at premium tier. CITB CSCS cards required on most managed sites. Quote membership badges on letterhead; insurers and managing agents check FMB membership before signing off on works in premium leasehold buildings. NHBC required for new-build warranty.
Sample quote
A real London builder quote you can copy
Single-storey rear extension, 24sqm, standard finish. Replace the line items and rates with your own; the structure stays.
Site demolition, debris removal, and make-good
Concrete slab (24sqm) including reinforcement, formwork, and pour
Brickwork and external walls (24sqm) to lock-up
Roof structure, tiles, gutters, and insulation
Windows and external door (mid-grade aluminium frames)
Internal finishes (plaster, paint, skirting, cornice)
Builder labour and project management (24 days, 2-person team)
Permits, engineer sign-off, and council inspection
FAQ
London builder pricing questions, answered
Common questions about builder pricing in London, with answers framed for tradies pricing their own work.
Standard Greater London: £1,500-£3,500 per sqm. Mid-premium (Clapham, Fulham, Wandsworth, Islington, Bermondsey): £2,500-£4,500/sqm. Premium central (W1, SW1, SW3, SW7, W8, W11): £3,500-£8,000/sqm. Ultra-premium W1/SW1 trophy properties: £8,000-£15,000+/sqm. State the scope (cosmetic, kitchen/bathroom only, full refurb) explicitly with the per-sqm rate. VAT 20% shown separately.
Add 25-50% on top of standard per-sqm rates for Listed and Conservation Area work. Quote consent expediter or planning consultant (£2,500-£15,000), heritage architect (£3,500-£25,000+ depending on listing grade), and 8-16 week consent timeline as separate lines. Westminster, K&C, Camden, Islington enforce stricter control; check listing grade (I, II*, II) and Conservation Area status before bidding.
Any works affecting party walls, foundations, or chimneys on terraces and semi-detacheds trigger party-wall agreements. Quote party-wall surveyor (£900-£3,500 per neighbour) and 2-month statutory notice. Basement conversions and loft conversions almost always trigger party-wall awards (£3,500-£12,000+ per neighbour for complex work). State timeline upfront so clients don't blame you for the delay.
Yes, in Chelsea (SW3), Notting Hill (W11), Hampstead (NW3), St John's Wood (NW8), Mayfair (W1). Quote £4,500-£8,000/sqm for standard underpinning, £8,000-£15,000+/sqm for luxury fit-out. Whole basement projects £150,000-£800,000+. Requires structural engineer (£8,500-£35,000), party-wall awards on both neighbours, basement-specific Building Control, often planning consent.
Yes, at premium tier. FMB (Federation of Master Builders) and TrustMark membership are standard trust signals; managing agents, insurers, and freeholders check them before signing off on works in leasehold buildings. Display memberships on quote letterhead. NHBC required for new-build warranty. CITB CSCS cards required on most managed sites.
Labour rates are £35 to £84 per hour in the US, £35-90 in the UK, A£53-150 in Australia, R250-700 in South Africa, and C£39-130 in Canada. Most builders prefer to quote fixed-price for jobs over £3,500 and reserve hourly for small repairs.
Builders bid differently on materials, labour mix, and contingency. A 'cheap' quote often skips proper foundations, uses sub-grade fixtures, or leaves the customer paying for variations later. Always compare scope and inclusions, not just totals.
Three for jobs over £7,000. Compare scope, materials, and the payment schedule, not just the headline number. If one is 30% cheaper than the others, it almost always means work is missing from the quote.
For build projects: 30% on signing for materials, 30% on slab/structure, 30% on lock-up (roof and walls complete), 10% on completion. Anyone asking for more than 30% upfront is a risk.
Yes, especially for jobs over £3,500. A contract sets scope, milestones, payment schedule, variation handling, and dispute resolution. Most regions require it by law over a threshold.
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