Six Factors That Determine Renovation Costs

The only honest answer to "what is your rate per square metre?" is: it depends. The six items below can double the cost between two apartments of identical size.

1. Scope of the strip-out

Are existing tiles, pipework and door frames coming out? Demolition means both labour and waste removal. This item alone can reach eight to twelve per cent of the total budget.

2. Condition of the services

If opening a wall reveals galvanised pipe or old wiring, the job grows. In buildings from before 2000, a complete replacement of the services is usually unavoidable.

3. Material grade

Tile prices vary threefold per square metre and tapware fivefold. When comparing quotes, check which brand and range the price is based on — "tiles included" on its own tells you nothing.

4. Floor level and lift access

Material carried to a fifth floor without a lift raises labour costs permanently. It is one of the first things we ask at the survey.

5. Building restrictions

Where working hours are limited, the schedule stretches, and a longer schedule costs more in labour. Where noise is banned during the season, the work has to be planned outside it.

6. Empty or furnished?

Working in a furnished flat adds protection, moving and cleaning work. Clearing the property for the duration lowers both the timeline and the cost.

When you request a quote

For quotes you can actually compare, ask for three things: itemised quantities, material brand and range, and a schedule. A single line reading "full renovation: X" leaves the door open for extras later.