Our Pricing Methodology
We use industry-standard construction rates based on real project data from across the UK, adjusted for various factors including location, property type, and project complexity. All rates are regularly reviewed and updated to reflect current market conditions.
Understanding the £441/m² Base Rate for Decoration Projects
For decoration-only projects, our base rate of £441/m² includes the following components:
What's Included in the £441/m² Rate:
| Component | Cost (£/m²) | Percentage | Description |
|---|---|---|---|
| Surface Preparation | 88 | 20% | Wall and ceiling repair, sanding, skimming, primer |
| Paint & Materials | 110 | 25% | Paint, wallpaper, adhesives, primers, sealants |
| Flooring | 66 | 15% | Standard vinyl/laminate flooring, underlay, adhesives |
| Woodwork | 44 | 10% | Skirting boards, window sills, door frames, basic carpentry |
| Fixtures | 22 | 5% | Basic light fixtures, switches, door handles, curtain rails |
| Labour | 111 | 25% | Painter/decorator labour, cleaning, waste removal |
| Total | 441 | 100% | Complete decoration package per square meter |
Important Note: The breakdown above represents a complete decoration package. When clients select specific services only (e.g., just wall painting), the estimate will only include relevant components and percentages will be adjusted accordingly. For example, selecting only wall painting will not include any flooring costs.
Example Calculation: For a room measuring 4m × 5m (20m²), the decoration cost would be 20m² × £441/m² = £8,820. This includes complete preparation, painting, flooring, and finishing work.
Comparative Base Rates by Project Type
| Project Type | Base Rate (£/m²) | Equivalent (£/ft²) | Notes |
|---|---|---|---|
| Extensions (Basic) | 2,160 | 201 | Standard specification with regular foundations |
| Extensions (Mid-Range) | 2,640 | 245 | Good quality materials and branded fixtures |
| Extensions (High-End) | 3,120 | 290 | Premium materials and luxury finishes |
| Loft Conversions (Basic) | 1,680 | 156 | Including new staircase and standard finishes |
| Loft Conversions (Mid-Range) | 2,160 | 201 | Higher quality materials and finishes |
| Loft Conversions (High-End) | 2,640 | 245 | Premium materials and luxury finishes |
| Fit-Outs/Refurbs (Basic) | 960 | 89 | Standard materials and basic fixtures |
| Fit-Outs/Refurbs (Mid-Range) | 1,440 | 134 | Good quality materials and branded fixtures |
| Fit-Outs/Refurbs (High-End) | 2,160 | 201 | Premium materials and luxury finishes |
| New Builds (Basic) | 2,691 | 250 | Standard materials and basic fixtures |
| New Builds (Mid-Range) | 3,364 | 312 | Good quality materials and branded fixtures |
| New Builds (High-End) | 4,037 | 375 | Premium materials and luxury finishes |
| Bathroom Remodel | 1,000 - 1,300 | 93 - 121 | Excluding high-end fixtures and fittings |
| Decoration Only | 250 - 350 | 23 - 33 | Basic painting and decorating with standard materials |
| New Build (Developer) | 2,200 - 2,700 | 204 - 251 | New construction at standard specification |
Adjustment Factors
Our calculator applies several adjustment factors to the base rates:
1. Regional Price Variations
| Region | Price Factor | Example Postcodes |
|---|---|---|
| Central London | 1.35 - 1.45 | EC, WC, W1, SW1 |
| Greater London | 1.15 - 1.25 | N, E, SW, SE, W, NW |
| South East | 1.05 - 1.15 | GU, RG, SL, KT, CR, BR |
| South West | 0.95 - 1.05 | BA, BS, EX, PL, TA |
| Midlands | 0.90 - 1.00 | B, CV, LE, NG, DE |
| North West | 0.85 - 0.95 | L, M, WA, CH, PR |
| North East | 0.80 - 0.90 | NE, DH, SR, TS |
| Wales | 0.85 - 0.95 | CF, SA, LL, NP |
| Scotland | 0.90 - 1.00 | G, EH, AB, PA, DD |
2. Finish Level Adjustments
| Finish Level | Adjustment Factor | Description |
|---|---|---|
| Standard | 1.00 | Basic finishes, standard fixtures and fittings |
| Mid-Range | 1.15 - 1.25 | Higher quality materials, improved fixtures and finishes |
| High-End | 1.40 - 1.60 | Premium materials, bespoke elements, superior craftsmanship |
3. Structural Elements
| Element | Additional Cost | Notes |
|---|---|---|
| Steel Beams | £2,500 - £5,000 | Dependent on span and load requirements |
| Wall Removal | £1,800 - £3,500 | For non-load bearing walls (load bearing walls require additional supports) |
4. Roof Type Adjustments
| Roof Type | Adjustment Factor | Description |
|---|---|---|
| Flat Roof | 0.95 | Modern, high-performance flat roof systems |
| Pitched Roof | 1.00 | Standard pitched roof with concrete tiles |
| Glass/Lantern Roof | 1.20 - 1.30 | Glazed roof sections or roof lanterns |
What's Included in Construction Project Costs
For construction projects like extensions and loft conversions, the base rates include the following components:
| Component | Average Percentage | What's Included |
|---|---|---|
| Demolition & Site Preparation | 6-8% | Removal of existing structures, site clearance, groundwork preparation, skip hire, waste disposal |
| Foundations & Groundworks | 12-15% | Excavation, concrete foundations, damp proof course, drainage connections, soil removal |
| Structural Work | 18-22% | Brick/block walls, structural timber, lintels, floor joists, load-bearing elements, roof structure |
| Roof Construction | 9-12% | Roof timbers, tiles/slates, felt, battens, flashings, guttering, fascias, soffits |
| Windows & External Doors | 11-13% | Supply and installation of windows, external doors, bifolds/sliding doors, glazing |
| Plumbing & Electrical | 13-15% | First fix and second fix plumbing and electrical work, heating extensions, ventilation |
| Internal Walls & Ceilings | 8-10% | Stud walls, plasterboard, plastering, skimming, ceiling work |
| Flooring & Tiling | 6-8% | Screed, insulation, basic floor finishes, wall and floor tiling in wet areas |
| Interior Finishing | 8-12% | Painting, decorating, skirting, architraves, internal doors, basic fixtures and fittings |
Note: Kitchen and bathroom fittings, appliances, and high-end finishes are typically excluded from the base construction rates and would be additional costs.
Fit-Out Works Detailed Breakdown
For fit-out only projects, costs are calculated based on the specific works selected:
Flooring
| Item | Standard (£/m²) | Mid-Range (£/m²) | High-End (£/m²) |
|---|---|---|---|
| Vinyl/Laminate | 25 - 35 | 40 - 60 | 70 - 90 |
| Engineered Wood | 60 - 80 | 90 - 120 | 130 - 180 |
| Solid Hardwood | 80 - 100 | 110 - 150 | 160 - 250 |
| Ceramic Tiling | 45 - 65 | 70 - 100 | 110 - 180 |
| Porcelain Tiling | 60 - 80 | 90 - 120 | 130 - 200 |
| Natural Stone | 80 - 110 | 120 - 180 | 190 - 350 |
| Carpet | 25 - 40 | 45 - 70 | 80 - 150 |
Walls & Ceilings
| Item | Standard (£/m²) | Mid-Range (£/m²) | High-End (£/m²) |
|---|---|---|---|
| Painting (Walls) | 12 - 18 | 20 - 25 | 30 - 45 |
| Painting (Ceilings) | 14 - 20 | 22 - 28 | 30 - 40 |
| Wallpaper | 25 - 35 | 40 - 60 | 70 - 150 |
| Tiling (Wall) | 45 - 65 | 70 - 95 | 100 - 180 |
| Plasterboard & Skim | 30 - 40 | 40 - 50 | 50 - 65 |
| Plastering (Renovation) | 25 - 35 | 35 - 45 | 45 - 60 |
Woodwork & Joinery
| Item | Standard (£) | Mid-Range (£) | High-End (£) |
|---|---|---|---|
| Internal Door | 120 - 250 | 300 - 500 | 550 - 1,200 |
| Skirting Board (per m) | 12 - 20 | 25 - 40 | 45 - 80 |
| Architrave (per m) | 10 - 18 | 20 - 35 | 40 - 70 |
| Staircase Refurbishment | 1,200 - 2,000 | 2,100 - 3,500 | 3,600 - 8,000 |
| Built-in Storage (per m²) | 300 - 500 | 550 - 850 | 900 - 1,800 |
Electrical Works
| Item | Standard (£) | Mid-Range (£) | High-End (£) |
|---|---|---|---|
| Light Fitting | 50 - 90 | 100 - 250 | 300 - 800+ |
| Power Socket | 60 - 80 | 85 - 120 | 130 - 200 |
| Consumer Unit Replacement | 500 - 700 | 700 - 900 | 900 - 1,200 |
| Rewiring (per m²) | 45 - 65 | 65 - 85 | 85 - 110 |
| Smart Home Features (basic) | 600 - 1,200 | 1,300 - 2,500 | 2,600 - 5,000+ |
Plumbing Works
| Item | Standard (£) | Mid-Range (£) | High-End (£) |
|---|---|---|---|
| Toilet Installation | 250 - 400 | 450 - 700 | 750 - 1,500+ |
| Basin Installation | 200 - 350 | 400 - 650 | 700 - 1,300+ |
| Bath Installation | 350 - 550 | 600 - 900 | 950 - 2,500+ |
| Shower Installation | 450 - 750 | 800 - 1,200 | 1,300 - 3,000+ |
| Radiator Installation | 200 - 350 | 375 - 550 | 600 - 1,200 |
| Boiler Replacement | 1,800 - 2,500 | 2,600 - 3,500 | 3,600 - 5,000+ |
How We Calculate Your Estimate
- We start with the base rate appropriate for your project type
- We adjust for the quality level (standard, mid-range, high-end)
- We apply regional price factors based on your postcode
- We include adjustments for special elements (roof type, steel beams, etc.)
- For fit-out projects, we calculate costs based on the specific selected works
- We multiply by the project area to determine the total estimated cost
- We add a contingency margin (typically 10-15%) to allow for unforeseen costs
Formula Example:
Total Cost = Project Area × (Base Rate × Quality Factor × Regional Factor + Special Elements) × (1 + Contingency)
Sample Calculation:
For a 25m² single-storey extension in South London (SE postcode) with mid-range finishes:
- Base Rate: £2,000/m²
- Quality Factor (Mid-Range): 1.20
- Regional Factor (Greater London): 1.15
- Special Elements: None (£0)
- Contingency: 10% (0.10)
Total Cost = 25 × (2,000 × 1.20 × 1.15 + 0) × (1 + 0.10)
Total Cost = 25 × (2,760) × 1.10
Total Cost = 25 × 3,036
Total Cost = £75,900
Important Notes
The rates and methodology presented here are intended for estimation purposes only. Actual construction costs can vary significantly based on site conditions, contractor availability, material choices, and other project-specific factors.
For accurate pricing, we recommend obtaining multiple detailed quotations from qualified contractors who have visited your property and reviewed your specific requirements.