Kitchen Renovation Costs UK 2026: What to Budget
2026-07-04
The kitchen is the most expensive room in any renovation and the one with the widest cost range. You can install a functional kitchen for £4,000 or spend £25,000+ without trying hard. For property investors, the question isn't "how much CAN I spend?" but "how much SHOULD I spend given what the property and market justify?"
This guide breaks down every cost component with 2026 UK pricing, split by investor use case: budget BTL, mid-range flip, and the HMO kitchen that handles multiple tenants.
The Cost Breakdown
Units and Doors
| Level | Source | Cost (Typical 10-12 Unit Kitchen) |
|---|---|---|
| Budget flat-pack | IKEA, Wickes, B&Q | £800-£1,500 |
| Budget rigid | Howdens (trade), Benchmarx | £1,200-£2,500 |
| Mid-range | Howdens mid-tier, Wren, Magnet | £2,500-£5,000 |
| Premium | Bespoke joiner, Roundhouse, etc. | £8,000-£20,000+ |
For BTL: Budget rigid (Howdens Greenwich or similar) at £1,200-£2,000 is the sweet spot. Durable, looks clean, tenants won't destroy it any faster than a premium kitchen.
For flips: Mid-range shaker style (£3,000-£5,000) hits the right note. Buyers expect a "nice" kitchen and shaker doors photograph well.
Worktops
| Material | Cost (Per Linear Metre, Supplied + Fitted) |
|---|---|
| Laminate (standard) | £40-£80/m |
| Laminate (premium/textured) | £80-£150/m |
| Solid timber (oak/walnut) | £100-£200/m |
| Quartz composite | £200-£400/m |
| Granite | £250-£450/m |
| Dekton/Neolith | £350-£500/m |
A typical kitchen needs 4-6 linear metres of worktop.
BTL: Laminate (£200-£500 total). It's wipeable, replaceable, and tenants don't care.
Flip: Quartz or high-end laminate that looks like stone (£800-£2,000 total). This is a selling point — buyers notice worktops.
Appliances
| Appliance | Budget | Mid-Range |
|---|---|---|
| Oven (built-in) | £200-£350 | £400-£700 |
| Hob (gas/induction) | £100-£200 | £250-£500 |
| Extractor | £50-£120 | £150-£350 |
| Fridge-freezer (integrated) | £250-£400 | £450-£700 |
| Dishwasher (integrated) | £200-£350 | £350-£600 |
| Washing machine | £200-£350 | £350-£500 |
| Total (with dishwasher) | £1,000-£1,770 | £1,950-£3,350 |
BTL tip: Freestanding appliances are cheaper and easier to replace than integrated. A freestanding fridge-freezer that breaks costs £250 to swap. An integrated one costs £400+ plus panel matching.
Installation (Fitting)
| Work | Cost |
|---|---|
| Kitchen fitting (units + worktop) | £1,000-£2,000 |
| Plumbing (sink, washing machine, dishwasher) | £300-£600 |
| Electrics (sockets, cooker point, extractor, lighting) | £400-£800 |
| Tiling (splashback only, 2-3m²) | £150-£300 |
| Tiling (full walls, 8-12m²) | £400-£800 |
| Flooring (vinyl/LVT, 8-12m²) | £300-£700 |
| Decoration (walls + ceiling) | £200-£400 |
| Strip-out and disposal of old kitchen | £200-£400 |
| Total installation | £2,550-£6,000 |
The Full Picture
| Kitchen Level | Units + Worktop | Appliances | Installation | Total |
|---|---|---|---|---|
| Budget BTL | £1,500-£2,500 | £1,000-£1,500 | £2,500-£3,500 | £5,000-£7,500 |
| Mid-range Flip | £3,500-£6,000 | £2,000-£3,000 | £3,000-£4,500 | £8,500-£13,500 |
| HMO (durable + extra) | £2,000-£3,000 | £1,500-£2,000 | £3,000-£4,000 | £6,500-£9,000 |
:::stats £5,000-£7,500 | Budget BTL Kitchen £8,500-£13,500 | Mid-Range Flip Kitchen £6,500-£9,000 | HMO-Spec Kitchen :::
The Hidden Costs
These are the items that blow kitchen budgets when you forget them:
Boiler relocation: If the boiler is wall-mounted in the kitchen and needs moving to accommodate new layout — £500-£1,500.
Asbestos in old tiles/adhesive: Common in pre-1990 properties. Professional removal: £500-£1,500. You cannot legally just tile over it if it's damaged.
Floor levelling: If the floor is uneven (common in old terraces), self-levelling compound costs £200-£500 before you can lay new flooring.
Plastering: If walls are in poor condition after strip-out, full re-skim: £300-£600.
Window replacement: If there's a single-glazed window in the kitchen, you'll want to replace it while the room is stripped. Add £400-£800.
Waste removal: Old kitchen + packaging from new one = skip hire £250-£350.
Investor Decision Framework
The question isn't "what kitchen do I want?" It's "what kitchen maximises return relative to the property value and target market?"
Rule of thumb: Kitchen spend should not exceed 5% of property value for a BTL, or 8% for a flip.
| Property Value | Max BTL Kitchen | Max Flip Kitchen |
|---|---|---|
| £100,000 | £5,000 | £8,000 |
| £150,000 | £7,500 | £12,000 |
| £200,000 | £10,000 | £16,000 |
| £250,000 | £12,500 | £20,000 |
Spending £15,000 on a kitchen in a £150,000 property is over-capitalising. You won't get that money back in rent or sale price. Spend the minimum that looks modern, clean, and functional for the target market.
[!tip] The tenant test For BTL: would a tenant paying £800/month in a northern city choose your property over the one next door because of the kitchen? If both are clean and functional, the answer is no. Save the money.
For flips: would a buyer paying £200,000+ notice and value the kitchen? Yes — kitchens sell houses. Spend enough to create the "wow" without over-speccing for the street.
Layout Changes: When They're Worth It
Moving plumbing (sink, dishwasher, washing machine) or electrics (cooker point) adds cost but can transform the kitchen's functionality and feel.
Usually worth it:
- Moving the sink to under the window (classic buyer expectation)
- Adding an island or peninsula where space allows (flip appeal)
- Improving the work triangle (sink-hob-fridge positioning)
Usually NOT worth it for BTL:
- Any layout change that adds £1,000+ just to shift a pipe
- Knocking through to create open-plan (expensive, structural, over-spec for rental)
Timelines
| Kitchen Type | Duration |
|---|---|
| Like-for-like replacement (same layout) | 3-5 days |
| New layout + tiling + flooring | 7-10 days |
| Full strip + replaster + new electrics + plumbing | 10-14 days |
| Structural change (wall removal) + kitchen | 3-4 weeks |
Budget your bridging interest or void period accordingly. A BTL kitchen should be in and out within a week. A flip kitchen with layout changes: allow 2 weeks.
Build Your Kitchen Budget
The Renovation Spec tool lets you build a room-by-room budget including the kitchen, with line-item costs for every element — units, worktop, appliances, installation, and extras. Adjust the spec level to match your target market.
:::tool renovation-spec Spec Your Kitchen Budget :::
For the full property renovation cost guide (all rooms), see House Renovation Costs UK 2026.
Summary
- Budget BTL kitchen: £5,000-£7,500 all-in
- Mid-range flip kitchen: £8,500-£13,500 all-in
- Don't exceed 5% of property value (BTL) or 8% (flip)
- Hidden costs (boiler move, floor levelling, plastering) can add £1,000-£3,000
- Howdens budget range is the investor standard — durable, clean, trade-priced
- For BTL: functional beats fancy. For flips: kitchens sell houses.
- Build a proper spec before getting quotes — it's the only way to compare like-for-like
Costs in this guide are estimates based on 2026 UK market data. Prices vary by region, supplier, and trade availability. Always obtain multiple quotes for your specific project.