House Rewire & Replumb Cost London 2026: By Bedrooms
By Anderson & the LCCL Construction Team | Finchley N3
A full rewire of a London house costs £6,000 – £24,000 inc. VAT (£5,000 – £20,000 + VAT) depending on how many bedrooms it has; a full replumb with a new combi boiler and radiators costs £8,400 – £28,800 inc. VAT (£7,000 – £24,000 + VAT). Both are the jobs nobody sees once the plaster is back on, and both are far cheaper to do while a house is already open for a renovation, loft or extension than as separate projects later. As LABC Building Excellence Award Winners 2024 for Best Residential Extension in London, we price both as lines in our instant estimate by bedroom count, and this guide uses exactly those figures.
House rewire cost London 2026, by bedrooms
A full rewire means new consumer unit, new circuits throughout, new sockets, switches and light points to an agreed layout, smoke and heat detection to current regulations, chasing and making good, testing, and the Part P certificate for building control. Our 2026 guide prices, design and build inclusive:
1 bedroom: £6,000 – £8,400 inc. VAT (£5,000 – £7,000 + VAT) · 2 bedrooms: £7,200 – £10,200 inc. VAT (£6,000 – £8,500 + VAT) · 3 bedrooms: £9,000 – £13,800 inc. VAT (£7,500 – £11,500 + VAT) · 4 bedrooms: £11,400 – £18,000 inc. VAT (£9,500 – £15,000 + VAT) · 5+ bedrooms: £15,600 – £24,000 inc. VAT (£13,000 – £20,000 + VAT).
Replumb and new boiler cost London 2026, by bedrooms
A full replumb means new hot and cold supplies, new heating pipework, a new combi boiler, new radiators or underfloor heating zones where specified, new stopcock and isolation valves, and the gas-safe commissioning and certificate. Our 2026 guide prices:
1 bedroom: £8,400 – £12,000 inc. VAT (£7,000 – £10,000 + VAT) · 2 bedrooms: £10,200 – £15,000 inc. VAT (£8,500 – £12,500 + VAT) · 3 bedrooms: £12,600 – £18,600 inc. VAT (£10,500 – £15,500 + VAT) · 4 bedrooms: £15,600 – £22,800 inc. VAT (£13,000 – £19,000 + VAT) · 5+ bedrooms: £19,200 – £28,800 inc. VAT (£16,000 – £24,000 + VAT).
Bedrooms are a reasonable proxy for the size of the house and the number of circuits and radiators, which is why we price this way rather than per square metre. A large four-bed with three bathrooms sits at the top of its band; a compact one at the bottom.
When a rewire is actually needed
Rubber or fabric-sheathed cable, a fuse box with rewirable fuses, no RCD protection, sockets that are warm to the touch, round-pin sockets or only one or two sockets per room are all signs. Many 1930s semis in Barnet, Finchley, Hendon and Edgware have been partially rewired two or three times, which can be worse than never, because nobody knows which circuit is which. An Electrical Installation Condition Report tells you for certain, and we arrange one at the survey if the house looks borderline.
Why do it with the renovation
Chasing walls for cables and lifting floors for pipework is most of the labour in both jobs. When the house is already being plastered, re-floored or extended, that work is shared with everything else, and the finished surfaces are only done once. Done as a standalone job in a lived-in house, the same rewire means every room disturbed twice and redecoration throughout. That is why we show rewire and replumb as add-on lines inside our whole-house renovation, loft conversion and house extension estimates.
A real LCCL project: Bohun Grove, East Barnet EN4
Bohun Grove, our 2024 LABC Building Excellence Award winner for Best Residential Extension in London, was a total renovation: hip-to-gable loft, rear extension with an open-plan kitchen, two new bathrooms, new windows, landscaping and a regulated outbuilding. The whole house was rewired and replumbed in the same programme, with the new consumer unit, lighting (Buster + Punch throughout) and heating designed around the finished layout rather than retrofitted into it. Read the Bohun Grove case study.
Anderson’s Advice: start first fix before the schools go back
August is our slowest month for project starts — most families delay until schools go back. First-fix electrics and plumbing are the noisiest, dustiest weeks of a renovation, and they are the weeks the house is least liveable. If you can book the start for the summer, the first fix is finished before the autumn rush, and you are decorating while everyone else is still waiting for an electrician.
What Our Clients Say
“LCCL totally refurbished our 3-bed Victorian terraced house in East Finchley and built a new 5m side return extension. This means rewiring, re-plumbing, drainage, sewer, and waste. Building a new extension, opening up load-bearing walls, plastering, and partial rendering… The LCCL team, their electricians, and plumbers have been great.” — A Davidsson, Google Reviews
Why LCCL for a rewire or replumb
One company, one contract: the electrical and heating layouts are designed with the rest of the house, so sockets end up where the furniture goes and radiators where the walls will still be. Our electricians certify to Part P and our heating engineers are Gas Safe registered; building control notification and certificates are included. Every project comes with LCCL’s 12-month workmanship guarantee; a 10-year LABC structural warranty applies to the structural elements of a project. LABC Registered Partner, National Federation of Builders member, Finchley N3 since 2004.
Frequently asked questions
How long does a full rewire take? First fix in a three-bedroom house takes about a week with the floors up, second fix and testing another three to four days once the plaster is dry. Inside a renovation it runs alongside the other trades.
Can I stay in the house during a rewire? For a standalone rewire, yes, but expect every room to be disturbed and the power off for periods. Inside a full renovation most clients move out for the first-fix weeks.
Does a rewire or replumb need building regulations approval? Yes — electrical work is notifiable under Part P and a new boiler under Part L and the gas regulations. We register the work and you receive the certificates, which you will need when you sell.
Price a rewire or replumb in about two minutes
Use our instant estimate — choose your project, set the number of bedrooms and add a rewire or a replumb as a line to see the figure for your postcode. Or call 020 8037 7332 for a free consultation call.
One team, one contract, one point of contact — from first sketch to handover.
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