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Last updated on March 31st, 2022

How much does it cost to flip a house?

Flipping a house can be a great way to make money as well as gaining new skills. Find out the average cost to flip a house.

If you have the time, money, and knack for flipping houses, you could make a neat profit from it. Plus, it’s a great feeling to be able to convert a property from something unliveable to desirable.

If this sounds appealing, you might ask yourself, ‘how much does it cost to flip a house?’

The answer will depend on a number of factors. But, we’re here to help you figure it out.

What is the average cost to flip a house?

Item (for an average 3-bed house)Cost range (+VAT)Average cost (+VAT)
New gas supply£500 - £2,500£1,500
New heating system£2,500 - £8,500£5,500
Rewiring£4,000 - £7,500£5,750
Windows£2,500 - £6,000£4,250
Replaster walls£1,500 - £3,500£2,500
Replaster walls & ceilings (re-skim existing)£10,000 - £15,000£12,000
Replaster walls & ceilings (hack off existing)£20,000 - £28,000£24,000
Replace skirting throughout£2,200 - £3,800£3,000
Paint walls & ceilings£5,000 - £7,000£6,000
New cloakroom w/c (including tiling)£1,000 - £1,500£1,250
New kitchen£10,000 - £25,000£17,500
French doors£1,500 - £3,500£2,500
Kitchen extension (12 m2)£15,000 - £24,000£19,500
Skirtings for new extension£200 - £500£350
Knock down walls£1,000 - £2,500£1,750
TOTAL£76,900 - £138,800£107,350

Our costs are ballpark averages – get a local tradesperson to quote now

To help you decide whether you want to buy a house and flip it, you’ll want to know what the average cost to flip a house is. How much you spend will depend on the amount of work required to make your property a home.

For example, if you check out our house renovation cost guide, you can see that new windows for your house might cost around £2,500 – £6,000. On the other hand, a new heating system could set you back by up to £8,500.

As a ballpark cost, the average cost to flip a house could be between £38,000 – £74,000 for a three-bedroom property – this could be higher depending on the amount of work needed and the cost of the fittings chosen.

Labour cost to flip a house

Let’s face it – you will need to plan a lot before you start the renovation process, and it helps if you know how much you’d be paying people for the work.

Plumbers and electricians generally have similar daily rates, ranging between £200 – £400 per day.

Other tradespeople, including roofers, carpenters, painters, plasterers, and general builders, will charge around £200+ per day.

General labourers and trainees will cost around £150 per day.

Of course, these are just daily rates, so you’d need to know how long the task is going to take. It’s best to speak to tradespeople to find out if they charge by the hour, a day rate or for the total project.

For example, rewiring the entire house will take around 6 – 15 days. On the other hand, you could change a few light fixtures in a few hours.

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ProjectUnitCost - lowCost - high
House extensionPer project£25,000£100,000+
Garage conversionPer project£7,500£20,000
Loft conversionPer project£27,500£75,000
New bathroomPer project£3,650£8,000
New kitchenPer project£10,000£25,000
ConservatoryPer project£10,250£16,750
Downstairs toiletPer project£500£1,250
Central heatingPer project£2,500£8,500
House renovation project managerPer week for 50% of the project duration£1,200

Our costs are ballpark averages – get a local tradesperson to quote now

Additional costs when flipping a house

In addition to labour costs, you may also want to consider other costs involved, like hiring a skip during the renovation process. You may also want to redesign or landscape the garden.

You may also have to pay legal fees, estate agent fees, stamp duty, survey fees, holding costs, and tax on the profit you make. You will also need to consider the cost of finance too, whether that’s through mortgage repayments/interest or opportunity cost.

Finally, you may need to get planning permission, for which you may need to pay an additional fee.

All of these can make the average cost to flip a house higher.

How long does it take to flip a house?

Again, how long you take to flip a house depends on how much work you’re planning to do. You can do superficial improvements, like a fresh plaster or coat of paint, in just a few weeks.

On the other hand, If you’re planning to gut the house and redo it completely, you’re looking at a few months.

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What should I look for in a house that I want to flip?

Builder breaking down a wall during house renovation - how much does it cost to flip a house?

To make it profitable for you, you need to make sure that the house you buy to sell is worth it.

The first thing you need to do is check if the renovations required don’t exceed the final value of the property. You don’t want to buy a house, renovate it and then realise you’ve spent more than you will earn from it!

The second thing to check is where it’s located. As you’d know, when it comes to property, it’s all about location, location, location. If the house is in a desirable area, with schools, transport, amenities around it, you know you’ll get a good price for it.

How do I flip a house for the first time?

If you’re trying your hand at flipping a house for the first time, the first thing you need to do is get organised. Spreadsheets are your friend.

The first thing you need to do before you start the work is figuring out what work you need to do.

Our house renovation checklist is a great place to start.

Also, if you get a full survey, you will have a good idea of what needs to be fixed. That could be your starting point.

After you have a list of jobs that you need to do, contact tradespeople in your area to request quotes. Make use of our request a quote tool to make it easier. Simply enter information about the work you need and enter your postcode and we’ll send it to three tradespeople in your area.

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Builder plastering a wall -- flipping a house checklist

Can you flip a house with 100k?

This will depend on a lot of factors. If you’re buying a cheap property in the north, you can potentially flip a house with that money. But the further south you go, the more difficult it will be. It will also depend on the amount of work needed.

How many houses can you flip in a year?

Legally, there is no limit to how many houses you can flip in a year. It depends on how much time and money you have to invest. Say you plan to invest all your money in one house at a time. If each house takes two to three months, you could potentially flip four to six houses in a year – but this will of course be dependent on if there are any chains when buying the properties.

Is there a tax on flipping houses in the UK?

You will need to pay income tax on the profits you make by flipping a house. There are different rates of tax for a house that was previously rented and a house you’ve bought, renovated, and sold.

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