Property Renovation Contractors in Kensington (W8, W14)
Professional property renovation contractors in Kensington, West London.
Why Choose All Well for Property Renovation in Kensington?
Kensington renovations are the pinnacle of residential construction. We're talking about Georgian and Victorian townhouses worth £3 million to £15 million, where every detail needs to be perfect — from the specialist decorative plasterwork to the bespoke joinery, from the stone floors to the smart home integration. These projects need exceptional project management and trades who understand that 'good enough' doesn't exist at this level. We coordinate every aspect and maintain the standards throughout.
Every project comes with a fixed-price contract, single project manager, and full certification including Building Control sign-off.
Property Renovation for Kensington Properties
Kensington is known for its victorian terraces, stucco-fronted townhouses, mansion flats, conservation areas. Our property renovation services are tailored to these property types, ensuring results that complement the character of your home.
Postcodes we cover: W8, W14, SW5
Property Renovation Tip for Kensington Homeowners
RBKC has specific policies on basement development, including maximum excavation depths and mandatory Construction Management Plans. Construction hours are restricted (8am-6pm weekdays, 8am-1pm Saturdays, no work on Sundays), and the council actively enforces these. For above-ground renovation of listed properties, every alteration needs LBC approval — including internal works like removing walls, changing door openings, and modifying the staircase. We maintain a detailed schedule of works agreed with the conservation officer before starting on site.
What a Kensington property renovation typically covers
Three patterns cover most of what we run for full renovations in SW7, W8, and SW5. Grade II listed Georgian and Victorian townhouse restoration is the signature Kensington project. The stucco-fronted Georgian and early Victorian townhouses around Kensington Palace, Cromwell Road, Onslow Square, and the streets running off Kensington High Street are typically Grade II listed. Listed Building Consent is required for any internal layout change, removal or alteration of original features (sash windows, fireplaces, panelled doors, decorative plasterwork, lath-and-plaster ceilings, original timber staircases, parquet flooring), replacement of original windows, and any external change. Cost is £200-£400 per square foot for the full renovation — typically £800,000 to £3,500,000 for a complete townhouse refurbishment depending on size and specification. Build time 36-52 weeks with conservation-specialist architect, heritage consultant, and quantity surveyor. Mansion flat renovation with Section 20 and Licence to Alter is the second pattern. Kensington has a high concentration of mansion blocks around Cromwell Road, Queen's Gate, and Earls Court Road. Mansion flat leases include a Licence to Alter requirement for any structural change and Section 20 leaseholder consultation applies where works exceed cost thresholds set by the Landlord and Tenant Act 1985. Cost is £150,000-£500,000 for a typical 2-3 bed mansion flat at Kensington specification. Build time 18-32 weeks. Coordination with the freeholder, building manager, and freeholder's surveyor is required throughout. Combined renovation plus basement extension is the third pattern, distinctive to RBKC. Excavating beneath the existing footprint to add 50-100 square metres of below-ground space (typically a media room, gym, swimming pool, or staff quarters) is among the most demanding residential construction projects in London. Cost is £4,000-£8,000 per square metre for the basement excavation and finishing alone, plus the cost of the wider renovation. Build time 60-78 weeks combined. RBKC has specific basement policies including maximum excavation depth, Basement Impact Assessment requirements, and mandatory Construction Management Plans.
Kensington-specific renovation detail
Three RBKC factors regularly affect Kensington renovation scope, cost, and timing. RBKC basement policy and Basement Impact Assessment. The Royal Borough of Kensington and Chelsea has the most restrictive basement development policy in London. Single-storey basement extensions are permitted under specific conditions, but multi-storey basement excavations are now generally refused under Policy CL7 of the RBKC Local Plan. A Basement Impact Assessment (BIA) is mandatory for all basement applications and must be prepared by a qualified hydrogeologist and structural engineer. The BIA covers groundwater impact, structural impact on neighbouring properties, drainage, traffic, and Construction Management Plan compliance. Cost is £8,000-£25,000 for the BIA depending on scope. The application typically takes 12-20 weeks at RBKC and requires consultation with adjoining owners under the Party Wall Act 1996. Mansion flat Section 20 and Licence to Alter. Kensington mansion blocks operate under leasehold structures with strict freeholder consent requirements. Licence to Alter is required for any structural change including removing internal walls, adding en-suites, changing layouts. Section 20 leaseholder consultation applies where works exceed cost thresholds set by the Landlord and Tenant Act 1985 (currently £250 per leaseholder for triggering consultation). Application to the freeholder takes 8-16 weeks depending on the management company. The freeholder's surveyor typically requires structural engineer's calculations, schedule of works, and contractor specification. Coordination with the building manager throughout the works is essential — Kensington mansion blocks have strict lift use rules, common-area protection requirements, and contractor working hours. Listed Building Consent for stucco-fronted Georgian and Victorian. RBKC's conservation team has high standards. Listed Building Consent applications take 8-12 weeks and require heritage materials matched to the original — stucco repair using natural hydraulic lime to match the original (not modern render), lime plaster with horsehair binder on original walls and ceilings, lime mortar pointing on stock brick where exposed, traditional timber sash window restoration with cylinder glass where original, original parquet and stone floor restoration. Conservation officers review applications individually against the listing description and the streetscape character. Listed Kensington renovations typically cost 30-50% more than equivalent work on a non-listed property because of the heritage materials and consent process. Construction hours and Construction Management Plans. RBKC enforces construction hours strictly: 8am-6pm Monday to Friday, 8am-1pm Saturday, no work on Sundays or public holidays. A Construction Management Plan is mandatory for any significant project, covering vehicle access, materials delivery scheduling, skip permits, hoarding, and dust/noise management. CMP fee is typically £1,500-£3,500 plus implementation costs.
Project management on a Kensington property renovation
A Kensington full renovation typically involves 18-25 different trades over 36-78 weeks: demolition, structural engineering, basement excavation (where applicable), drainage, electrics (NICEIC), plumbing, gas (Gas Safe), plastering, lime plaster specialists with horsehair binder, sash window restoration, decorative plasterwork specialists (Stevensons of Norwich or Locker & Riley standard), bespoke joinery, panelling joinery, kitchen fitting (typically bespoke), bathroom fitting (premium specification), tiling, stone flooring, parquet flooring restoration, glazing (FENSA), painting (with breathable mineral paint or premium heritage paint on heritage walls), decoration, smart home integration. Listed projects add a heritage consultant, conservation-specialist architect, and quantity surveyor to the team. We assign one project manager from survey through handover with daily progress updates throughout the build. Kensington falls under the Royal Borough of Kensington and Chelsea (RBKC). The conservation team reviews Listed Building Consent applications individually with high standards. RBKC enforces construction hours strictly and Construction Management Plans are mandatory for significant projects. Building Regulations apply for the rewire (BS 7671 under Part P), structural opening-up (Part A), basement excavation (Part A and BS 8102 Grade 3 waterproofing), drainage (Part H), thermal performance (Part L: U-value 0.18 W/m²K for any new walls and roof, with conservation-area exemptions on heritage windows where Listed Building Consent applies), and any unvented cylinder (BS 7593 commissioning). RBKC Building Control charges £600-£1,200 for a full renovation inspection. Fixed-price contracts cover labour, materials, all fees, structural engineer calculations, basement Construction Management Plan, Basement Impact Assessment where applicable, FENSA registration, party wall surveyor coordination (typically multiple neighbours involved on terraced or mansion-block projects), Listed Building Consent applications and heritage consultant fees, Section 20 leaseholder consultation and Licence to Alter on mansion flats, conservation-specialist architect coordination, lime plaster with horsehair binder, decorative plasterwork repair, sash window restoration, and Building Control fees. The contract is signed before any work starts. Variations are quoted in writing before they are done.
Property Renovation in Kensington: What's Included
Property Renovation Pricing in Kensington
£30,000 – £150,000
8–20 weeks | Fixed-price contracts | No hidden costs
What Our Customers Say
“All Well managed our project from start to finish. The fixed-price contract meant no surprises, and the result is stunning.”
Verified Customer
Kensington
“Professional team, clear communication throughout. They handled everything including Building Control sign-off.”
Verified Customer
Kensington
Frequently Asked Questions
- How much does a Kensington property renovation cost?
- Grade II listed townhouse restoration runs £200-£400 per square foot, typically £800,000-£3,500,000 for a complete refurbishment depending on size and specification. Mansion flat renovation runs £150,000-£500,000 for a typical 2-3 bed flat at Kensington specification (the 30-50% premium over equivalent work on a non-listed outer-London property reflects heritage materials, conservation officer process, Listed Building Consent, Section 20 consultation, and Licence to Alter). Combined renovation plus basement extension runs £4,000-£8,000 per square metre for the basement excavation and finishing alone, plus the wider renovation cost. Basement Impact Assessment is £8,000-£25,000. Construction Management Plan is £1,500-£3,500. Fixed-price contract before any work starts.
- Can I add a basement to my Kensington property?
- Possibly, depending on RBKC policy and the specific property. The Royal Borough of Kensington and Chelsea has the most restrictive basement development policy in London. Single-storey basement extensions are permitted under specific conditions in Policy CL7 of the RBKC Local Plan, but multi-storey basement excavations are now generally refused. A Basement Impact Assessment is mandatory for all applications, prepared by a qualified hydrogeologist and structural engineer (£8,000-£25,000). The BIA covers groundwater impact, structural impact on neighbouring properties, drainage, traffic, and Construction Management Plan compliance. Application typically takes 12-20 weeks at RBKC. Party Wall Act 1996 requirements apply to consultation with adjoining owners. We assess feasibility against the latest RBKC policy before starting any design work.
- What's the process for Listed Building Consent in Kensington?
- Application to the Royal Borough of Kensington and Chelsea takes 8-12 weeks and requires a detailed schedule of works agreed with the conservation officer before submission. Listed Building Consent applies whether the proposed change is internal or external. Conservation officers review applications individually against the listing description and the streetscape character. Heritage materials matched to the original are required throughout — stucco repair using natural hydraulic lime to match the original (not modern render), lime plaster with horsehair binder on original walls and ceilings (BS EN 459 NHL 2 or 3.5), lime mortar pointing on stock brick, traditional timber sash window restoration with cylinder glass where original, original parquet and stone floor restoration. We work with conservation-specialist architects and heritage consultants on every listed Kensington project, and we maintain a detailed schedule of works agreed with the conservation officer before starting on site.
- Why hire All Well for a Kensington property renovation?
- Three reasons. First, premium project standards: we run renovations to the standard required for £3M-£15M Kensington townhouses — bespoke joinery, decorative plasterwork specialists, lime plaster with horsehair binder, sash window restoration with cylinder glass, original parquet and stone floor restoration, smart home integration. Second, full accreditation: NICEIC for electrical (BS 7671), FENSA for glazing, Gas Safe registered for boiler work, structural engineer calculations included, BS 8102 basement waterproofing, and Building Control sign-off on every project. Third, fixed-price contracts: the quote doesn't change unless the specification does, including Listed Building Consent applications, Basement Impact Assessment, Section 20 consultation, Licence to Alter, Construction Management Plan, and Party Wall Act 1996 surveyor coordination across multiple neighbours. 57 verified Google reviews averaging 4.5/5. Office on Limes Avenue, SE20.
Property Renovation Near Kensington
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