House Rewiring Cost UK 2026: Prices by Property Size
A full rewire costs roughly £4,000-£6,000 for a 3-bed semi in 2026. See prices by size and age, what is included, the making-good trap, and a free rewire cost calculator.
A full rewire is disruptive, expensive, and one of the easiest jobs to under-quote, because the messy part (putting the walls back) is often left out. This guide gives you 2026 prices by size and age, a calculator, and the single biggest thing to check before you accept a rewire quote.
Quick cost summary
Full rewire including a new consumer unit, cabling, sockets, lighting, and certification:
| Property | Modern (post-1990) | Older (pre-1960) |
|---|---|---|
| 1-2 bed flat | £2,500-£3,500 | £3,500-£5,500 |
| 3-4 bed semi | £3,500-£5,200 | £5,000-£8,000 |
| 5+ bed / large | £5,500-£8,000 | £7,000-£11,500 |
Prices based on UK trade averages and MyBuildAlly quote analysis, mid-2026. These cover the electrical work; making good is usually extra (see below).
Estimate your rewire cost
The calculator below adjusts for property size, age, and number of floors. Get a ballpark, then read on for the making-good trap.
Full Rewire cost calculator
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Prices last updated February 2026. Indicative UK averages; your quote will vary by spec and location. Want the full version with every option? Open the full rewire calculator.
What drives the price
Property age and construction
This is the biggest variable. A pre-1960 house with lath-and-plaster walls, solid floors, and no accessible cable routes is far harder to rewire than a modern house with stud walls and trunking. Older homes can cost 30-50% more for the same number of rooms.
Size and number of circuits
More rooms means more sockets, more lighting points, and more circuits. If you are adding extra sockets, outdoor power, or a car charger, say so upfront so it is priced rather than added later.
First fix vs full job
A rewire happens in two stages: first fix (cables run, back boxes in, before plastering) and second fix (sockets, switches, and fittings on, after plastering). First fix alone is roughly 60% of the cost. A quote that quietly stops at first fix looks cheap but leaves you to finish.
The making-good trap
This is the line that catches almost everyone.
Rewiring means cutting channels (chasing) into walls and lifting floorboards. That leaves real damage that needs plastering and decorating to put right, which can add 15-25% to the cost. Many rewire quotes exclude this "making good". A quote that is hundreds cheaper than the others is often cheaper because it stops at the wiring and leaves you with bare, chased walls. Always confirm whether making good is included.
Our electrician quote breakdown goes through what each line should mean.
Certification and Part P
A rewire is notifiable work under Part P of the building regulations. The electrician must be registered (with a scheme such as NICEIC or NAPIT) or the work must be inspected by Building Control. You should receive an Electrical Installation Certificate (EIC) and a Building Regulations compliance certificate at the end. No certificate, no proof it is safe or legal, and a problem when you sell.
Bathrooms have their own rules on what can go where, covered in our guide to bathroom electrical zones.
What a fair rewire quote includes
- New consumer unit to current standards (metal-clad, RCBOs)
- All new cabling, sockets, switches, and light fittings
- The number of sockets and circuits, ideally room by room
- Whether making good (plastering and decoration) is included or excluded
- The EIC and Building Regs certificate
- Whether you can stay in the property during the work
Check your rewire quote
Rewire quotes vary widely, and the gap is usually in the making good and the number of circuits, not the headline. Upload your quote and we check what is included against the benchmarks above, and flag it clearly when the cheap option is cheap because the plastering, certification, or half the sockets are missing. It takes under a minute.
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