A full rewire in London costs between £4,050 and £19,400 plus VAT in 2026, depending on the size of the property. A one-bedroom flat is £4,050 to £6,700. A three-bedroom house is £8,000 to £13,350. A four-bedroom house is £9,850 to £16,400.
Those are our own published rates as an NICEIC approved contractor working across Blackheath, Greenwich, Lewisham and Bromley. Below we set out what moves the number, what a point costs, and why two quotes for the same house can differ by five thousand pounds.
All figures exclude VAT and cover a complete rewire: every circuit replaced from the consumer unit out, a new 18th Edition board with RCBO protection, chases filled, full testing and an Electrical Installation Certificate.
| Property | Typical points | Price range (ex VAT) |
|---|---|---|
| 1 bedroom flat | 35 – 45 | £4,050 – £6,700 |
| 2 bedroom flat | 50 – 65 | £4,700 – £7,850 |
| 3 bedroom flat | 70 – 85 | £6,750 – £11,200 |
| 2 bedroom house | 60 – 75 | £5,600 – £9,350 |
| 3 bedroom house | 85 – 100 | £8,000 – £13,350 |
| 4 bedroom house | 115 – 135 | £9,850 – £16,400 |
| 5 bedroom house | 140 – 170 | £11,650 – £19,400 |
Prices apply to South-East London and north-west Kent. Central London and listed properties sit above these ranges.
Search for rewire prices and you will find figures from £3,200 to £15,000 for the same three-bedroom house. Neither number is dishonest. They are pricing different jobs, and almost nobody says so.
A rewire is priced per point, not per bedroom. A point is one accessory wired back to the consumer unit: a socket, a light, a switch, a data outlet, an extractor fan. The London rate for supply and fix in an existing property runs roughly £130 to £160 per point, covering the chase, the back box, the cable, the accessory, first fix, second fix, termination, testing and certification.
So the real question is not what a rewire costs. It is how many points you are being quoted for.
| Basic rewire | Full specification | |
|---|---|---|
| Sockets, spurs and cooker point | 19 | 37 |
| Lighting points and downlights | 12 | 23 |
| Switches, two-way and dimmers | 11 | 13 |
| Data and TV outlets | 0 | 8 |
| Smoke, heat and CO alarms | 3 | 4 |
| Fans, shower, towel rail, board | 6 | 6 |
| Total points | 51 | 91 |
| Indicative cost, ex VAT | £8,130 | £12,650 |
The £4,520 gap is not one contractor being greedy. It is forty additional points: eighteen more sockets, eleven more lighting points, eight data and TV outlets. Both are legitimate rewires. Only one of them will still suit the house in ten years.
When you compare quotations, count the points. If a quotation does not list them, ask for the schedule before you set it against anything else. The national average of around £8,100 for a London rewire is real, and it buys roughly fifty points.
| Property | Empty | Occupied |
|---|---|---|
| 1 bedroom flat | 4 – 5 days | 6 – 7 days |
| 2 bedroom flat or house | 5 – 7 days | 7 – 9 days |
| 3 bedroom house | 8 – 10 days | 10 – 13 days |
| 4 bedroom house | 10 – 13 days | 13 – 17 days |
| 5 bedroom house | 12 – 16 days | 16 – 20 days |
Working days, excluding plastering and decoration by others. First fix is the disruptive half: floors up, chases cut, dust everywhere. Second fix is quieter and quicker.
We work almost entirely within a short drive of our office on Montpelier Vale. That matters more than it sounds on a rewire, because the housing stock here is consistent and we have seen most of it before.
Blackheath SE3 is dominated by Victorian and Edwardian terraces and by converted flats in larger period houses. Lath and plaster, solid party walls and lifted-then-relaid floorboards are the norm, and conservation area rules apply across much of the heath.
Greenwich SE10 mixes Georgian and Victorian terraces with newer riverside apartments. The period stock behaves like Blackheath's. The riverside blocks are usually straightforward rewires but come with concierge booking, lift protection and restricted working hours.
Lewisham SE13, Woolwich SE18 and Eltham SE9 hold a lot of 1930s semi-detached housing, which tends to rewire cleanly, and a growing number of HMOs and converted flats where circuit separation between dwellings needs sorting out properly.
We also cover Bromley, Bexley, Sidcup and north-west Kent. More about our rewire service →
Rather than guess from a bedroom count, design the actual layout. Upload a floor plan, pick one of our standard layouts, or start from a blank sheet, then place sockets, lights, switches, data points and ceiling speakers where you want them. The cost builds as you go.
Download the marked-up plan, save it as a PDF, or send it to our estimator for a fixed written quotation. Written quotes are free. Where a survey is needed first it is £120 plus VAT, credited in full against the works.
Drop a JPG, PNG or PDF here, or choose a file. An estate agent plan, an architect drawing or a photo of a sketch all work.
Your plan stays in this browser until you choose to send it to us.
White moulded accessories, fire-rated downlights, RCBO board.
| Item | Qty | Total |
|---|---|---|
| No points placed yet. Pick an item on the left, then tap your plan. | ||
Each layout drops a typical point schedule onto the plan. Drag anything into position, add what is missing, and switch off rooms you are not touching. These are our standard specifications, so what you see here is what we would price and install unless you change it.
The tool cannot see your ceiling voids, your earthing arrangement or the condition of the existing wiring. It gets you to a realistic budget quickly. A fixed price follows a survey, and that price is what we hold you to.
Your written quotation is free. Send the plan and we will price it, set out a programme and confirm the certification you receive on completion. If your layout raises anything worth flagging, such as circuit loading, cooker and shower diversity, or a board that will not take the extra ways, we will say so before you commit. Where a job needs a site survey first, that is charged at £120 plus VAT and credited in full against the works if you go ahead.
020 3967 3041 · [email protected]
Second Floor, 15 Montpelier Vale, Blackheath, London SE3 0TA
We rewire and test properties across Blackheath SE3, Greenwich SE10, Lewisham SE13, Woolwich SE18, Eltham SE9, Bromley, Bexley and north-west Kent.
Call the office£8,000 to £13,350 plus VAT. The spread comes down to point count and wall construction. A 58-point rewire in a plasterboard-heavy 1930s semi sits near the bottom; a 91-point specification in a solid-walled Victorian terrace with someone living in it sits near the top.
Yes, by roughly 12%, and it is faster by about a quarter. If you can be out for even part of the programme, say so when you ask for a quote.
Often, yes. If the consumer unit and the earthing are sound and only certain circuits are failing, replacing those circuits is legitimate and much cheaper. An EICR will tell you which circuits actually need doing rather than guessing.
A new consumer unit protects the circuits you already have. It does not fix perished cable, missing earths or undersized conductors. If the wiring is rubber, lead or fabric sheathed, it needs replacing regardless of what board is fitted. An EICR settles the question in a day, and our EICR and fuse box estimator will price one.
Modern PVC cable lasts thirty to forty years. Most rewires are triggered by condition rather than age, which is why an EICR is the sensible first step. Landlords in England must hold a valid EICR renewed at least every five years.
No. Written quotations are free. Where a job needs a site survey before it can be priced properly, the survey is £120 plus VAT and is credited in full against the works if you proceed.
NICEIC approved, 4.9 stars from 165 Google reviews, working across Blackheath, Greenwich, Lewisham, Bromley and Bexley.
