Bathroom Renovation Costs UK 2026: A Realistic Guide
2026-07-25
A dated bathroom is the second-fastest way to lose tenants and buyers (after a dated kitchen). It's also one of the most predictable renovation costs — the scope is limited, the trades are well-understood, and the pricing is consistent. Yet investors still get caught out by tiling costs, plumbing complications, and the extras that push a £3,000 budget to £6,000.
This guide gives you the 2026 numbers, split by investor use case.
The Full Cost Breakdown
Bathroom Suite
| Item | Budget | Mid-Range | Premium |
|---|---|---|---|
| Bath (standard acrylic) | £80-£150 | £200-£400 | £500-£1,200 |
| Shower (electric over bath) | £150-£250 | — | — |
| Shower (thermostatic + screen) | — | £300-£600 | £600-£1,200 |
| Toilet (close-coupled) | £80-£150 | £150-£300 | £300-£600 |
| Basin (pedestal) | £50-£100 | — | — |
| Basin (wall-hung/vanity) | — | £150-£400 | £400-£800 |
| Taps (pair or mono mixer) | £30-£80 | £80-£200 | £200-£500 |
| Suite total | £390-£730 | £880-£1,900 | £2,000-£4,300 |
BTL advice: A clean, white, close-coupled toilet, pedestal basin, and acrylic bath with an electric shower is all you need. Tenants want functional and clean, not designer. Budget £400-£700 for the suite.
Flip advice: Wall-hung toilet, vanity basin unit, and a proper thermostatic shower with glass screen. These create the visual impact that buyers notice. Budget £1,000-£2,000 for the suite.
Tiling
Tiling is where bathroom budgets quietly explode. The tiles themselves are cheap — the labour is not.
| Scope | Tile Cost | Labour | Total |
|---|---|---|---|
| Splashback only (2-3m²) | £40-£100 | £150-£250 | £190-£350 |
| Bath surround (4-6m²) | £80-£200 | £250-£400 | £330-£600 |
| Half-height all walls (8-10m²) | £160-£350 | £400-£650 | £560-£1,000 |
| Floor to ceiling all walls (15-20m²) | £300-£700 | £650-£1,200 | £950-£1,900 |
| Floor only (3-5m²) | £60-£150 | £150-£300 | £210-£450 |
BTL: Tile the bath surround and floor. Leave the rest painted. Total: £500-£800.
Flip: Full-height tiling on the wet wall (behind bath/shower), half-height on remaining walls, tiled floor. Total: £800-£1,500.
Plumbing
| Work | Cost |
|---|---|
| Like-for-like suite replacement (same positions) | £400-£700 |
| Moving waste/supply pipes (new layout) | £600-£1,200 |
| Fitting thermostatic shower (new, from scratch) | £300-£500 |
| Radiator replacement (towel rail) | £150-£300 |
| Full replumb of bathroom | £800-£1,500 |
If you're keeping the same layout (toilet, basin, bath in the same positions), plumbing is straightforward and cheap. Moving anything adds significant cost.
Electrics
| Work | Cost |
|---|---|
| Extractor fan (replacement) | £80-£150 |
| Extractor fan (new, ducted) | £150-£300 |
| Downlights (IP65 rated, 4-6 spots) | £200-£400 |
| Heated towel rail (electric, including wiring) | £200-£400 |
| Shaver socket | £60-£100 |
| Electric shower installation (new circuit) | £200-£350 |
All bathroom electrics must be done by a Part P qualified electrician or signed off by building control.
Other Costs
| Item | Cost |
|---|---|
| Strip-out and disposal of old bathroom | £200-£400 |
| Plastering (full room after tile removal) | £300-£500 |
| Floor levelling (self-levelling compound) | £150-£300 |
| Silicone and sealant (proper job) | £30-£50 |
| Accessories (toilet roll holder, hooks, mirror) | £30-£100 |
| Decoration (ceiling + any untiled walls) | £100-£200 |
Total Costs by Level
| Level | Suite | Tiling | Plumbing | Electrics | Other | Total |
|---|---|---|---|---|---|---|
| Budget BTL | £500 | £600 | £500 | £200 | £400 | £2,200-£3,500 |
| Mid-range BTL | £800 | £900 | £700 | £350 | £500 | £3,250-£5,000 |
| Flip standard | £1,500 | £1,300 | £800 | £400 | £600 | £4,600-£7,000 |
:::stats £2,200-£3,500 | Budget BTL Bathroom £3,250-£5,000 | Mid-Range BTL Bathroom £4,600-£7,000 | Flip Standard Bathroom :::
The Hidden Costs
Rotten floor joists. Old bathrooms with leaking baths or showers often have water damage to the floor joists underneath. You won't know until the old bath is removed. Repair: £300-£800.
Asbestos in old tiles or adhesive. Pre-1990 vinyl floor tiles and some wall tile adhesives contain asbestos. Removal by a licensed contractor: £400-£1,200.
Soil pipe issues. Moving a toilet requires moving the soil pipe. If the bathroom is upstairs and the soil pipe runs internally, this can be complex and expensive: £500-£1,500.
Inadequate ventilation. If there's no extractor fan and no window, you'll need to install ducted ventilation to comply with building regs. If the duct run is long (through an internal room), costs rise: £250-£500.
Tanking. If you're creating a walk-in shower or wet room, the floor and walls need tanking (waterproof membrane). Materials + labour: £300-£600.
[!tip] The BTL bathroom rule For rental properties, spend the minimum that creates a clean, bright, functional bathroom. White suite, neutral tiles, electric shower, good lighting. A tenant paying £800/month doesn't need a rain shower head or a freestanding bath. They need hot water, good pressure, and no mould.
Timeline
| Scope | Duration |
|---|---|
| Like-for-like suite swap + freshen up | 2-3 days |
| Full strip + new suite + full tiling | 4-6 days |
| Layout change + full renovation | 7-10 days |
| Structural work (moving walls/soil pipe) | 10-14 days |
Budget your void period or bridging interest accordingly.
En-Suite Bathrooms (HMO Addition)
Adding en-suites to HMO rooms increases room rent by 15-25%. Typical en-suite addition cost:
| Item | Cost |
|---|---|
| Partition wall + door | £400-£800 |
| Plumbing (shower, toilet, basin) | £1,000-£1,800 |
| Tiling (small room, 6-8m²) | £400-£700 |
| Electrics (fan, light) | £200-£350 |
| Suite (compact) | £400-£700 |
| Total en-suite addition | £2,400-£4,350 |
On a room renting at £500/month, an en-suite might push it to £600/month — an extra £1,200/year. Payback period: 2-3.5 years. After that, it's pure profit. Worth doing on rooms where the layout allows it.
Build Your Bathroom Budget
The Renovation Spec tool lets you spec a bathroom line-by-line with current UK pricing, so you can get accurate quotes and compare like-for-like.
:::tool renovation-spec Spec Your Bathroom Budget :::
For the full room-by-room renovation cost guide, see House Renovation Costs UK 2026.
Summary
- Budget BTL bathroom: £2,200-£3,500 all-in
- Mid-range flip bathroom: £4,600-£7,000 all-in
- Tiling labour is the biggest hidden cost — specify scope clearly
- Keep the same layout to save £500-£1,200 on plumbing
- Check for rotten joists and asbestos before committing to a price
- En-suite additions in HMOs pay back in 2-3.5 years
- White suite, neutral tiles, good lighting = the investor standard
Costs in this guide are estimates based on 2026 UK market data. Prices vary by region, specification, and contractor. Always obtain multiple quotes.