Property Renovation Contractors in Penge (SE20)
Professional property renovation contractors in Penge, South East London.
Why Choose All Well for Property Renovation in Penge?
Penge is one of the best areas in SE20 for renovation investment. Victorian terraces regularly come up for sale in unrenovated condition at prices that leave room for a full refurbishment and a healthy value uplift. We've done enough of these to know the common issues — rewiring is almost always needed, the plumbing is usually a mix of lead, copper, and plastic from different decades, and the ground floor often needs damp treatment. None of it is complicated if you know what you're looking at.
Every project comes with a fixed-price contract, single project manager, and full certification including Building Control sign-off.
Property Renovation for Penge Properties
Penge is known for its victorian terraces, edwardian cottages, period properties. Our property renovation services are tailored to these property types, ensuring results that complement the character of your home.
Postcodes we cover: SE20
Property Renovation Tip for Penge Homeowners
Penge Victorians share the same construction as Anerley — solid 9-inch brick walls, timber floors, and lime plaster. The lime plaster is important: don't let anyone skim it with gypsum plaster, which traps moisture behind a hard shell and makes damp problems worse. Where the lime is sound, we leave it. Where it's blown, we repair with lime. It costs a bit more than a gypsum skim, but the wall stays breathable and you don't end up with damp patches six months after your renovation.
What a Penge property renovation typically covers
Three patterns cover most of what we run for full renovations in SE20. Victorian terrace full refurbishment is the most common Penge project. The terraces along Penge High Street, Maple Road, Green Lane, and the streets running off Penge Lane regularly come to market unrenovated at prices that leave headroom for a full refurbishment. Scope includes complete rewire to BS 7671, full replumb including replacement of original lead supply pipes and cast-iron soil stack, structural opening-up of the ground floor with a steel beam (typically 152x89 UC for a standard 3.5-metre span), new kitchen and bathrooms, lime plaster repairs where the original is sound, damp treatment where required, and complete decoration. Cost is £75,000-£135,000 depending on size. Build time 14-20 weeks with one team and a single project manager. Edwardian cottage renovation around Penge West station is the second pattern. The smaller Edwardian terraces and cottages are tighter on plot but typically have a side return or a small back addition that converts into useful ground-floor space during the renovation. Cost is £65,000-£110,000. Build time 12-18 weeks. Combined renovation plus rear extension is the third pattern, common where the buyer wants both modernisation and the open-plan kitchen-diner that the original Victorian layout doesn't provide. Single coordinated project. Cost is £100,000-£170,000 depending on extension size. Build time 18-24 weeks. Significant economies vs running the extension and renovation as separate projects: typically 10-15% cost saving and 4-8 weeks shorter total programme.
Penge-specific renovation detail
Three Penge factors regularly affect renovation scope and cost. Lower-ground damp on the streets near the stations. Penge sits at the bottom of the Crystal Palace ridge. The streets near Penge East and Penge West stations have higher persistent groundwater and the original 1870s slate damp-proof courses have failed at scale. The tide mark of rising damp at about a metre above floor level is visible on most unrenovated ground-floor walls. Treatment is chemical DPC injection (silicone-based cream into the mortar course) plus salt-resistant replastering, or where the damp is severe, Newton 503 cavity drain membrane to BS 8102 with a sump pump. Cost £2,500-£8,000 depending on extent. The work goes in early in the renovation programme so the new plaster has 4-6 weeks to dry before decoration. Lime plaster on solid 9-inch walls. Penge Victorians share the same construction as Anerley — solid 9-inch brick walls with original lime plaster. We repair with natural hydraulic lime (NHL 2 or 3.5 to BS EN 459-1) at £45-£70 per square metre rather than gypsum. The wall stays breathable, the original brickwork stays sound, and damp patches do not reappear six months after handover. Mixed-era plumbing. Most unrenovated Penge properties have a patchwork of plumbing from different decades — original lead from the 1870s on the supply, cast-iron stack on the rear elevation, copper from the 1960s mid-house, and push-fit plastic from later patches. Full replumb costs £6,000-£11,000 with new supply, soil stack, hot and cold runs, and central heating circuit. Thames Water replaces the public-side lead free of charge if the internal section is replaced simultaneously. Cast-iron stack replacement with PVC is £700-£1,200 for the rear section. Electrics on pre-1980 properties typically need full rewire to BS 7671 with new consumer unit, RCBO protection, and Electrical Installation Certificate at completion. Cost £4,500-£8,500 for a 3-bed terrace. Notified under Part P to Bromley Building Control.
Project management on a Penge property renovation
A Penge full renovation typically involves 12-16 different trades over 14-20 weeks: demolition, structural engineering, drainage, electrics (NICEIC), plumbing, gas (Gas Safe), plastering, damp specialists, joinery, kitchen fitting, tiling, flooring, glazing (FENSA), painting, decoration. We assign one project manager from survey through handover. They run the weekly programme, schedule the trades, manage materials deliveries, run site safety, and report progress with photo updates throughout the build. Penge falls under Bromley Council. There is no conservation area covering Penge itself, so internal renovations are unaffected by conservation review. Building Regulations apply for the rewire (BS 7671 under Part P), structural opening-up (Part A), drainage (Part H), thermal performance (Part L: U-value 0.18 W/m²K for new walls and roof), and any unvented cylinder (BS 7593 commissioning by our G3 certified installer). Bromley Building Control charges £400-£600 for a renovation inspection process. Many Penge terraces sit over public sewers running along the rear gardens, particularly the older streets near Penge High Street. Where any rear extension projects over a public sewer, Thames Water Build Over Agreement is required (£317 fee plus CCTV survey of the existing sewer). For internal-only renovations the Build Over Agreement is not triggered. Fixed-price contracts cover labour, materials, all fees, structural engineer calculations, FENSA registration, party wall surveyor coordination (Agreed Surveyor route at £900-£1,500 single fee where neighbours dissent), damp treatment where included, and Building Control fees. The contract is signed before any work starts. Our office on Limes Avenue is 5 minutes from any Penge property.
Property Renovation in Penge: What's Included
Property Renovation Pricing in Penge
£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
Penge
“Professional team, clear communication throughout. They handled everything including Building Control sign-off.”
Verified Customer
Penge
Frequently Asked Questions
- How much does a Penge property renovation cost?
- Victorian terrace full renovation runs £75,000-£135,000 depending on size and specification. Edwardian cottage renovation runs £65,000-£110,000. Combined renovation plus rear extension runs £100,000-£170,000 for a single coordinated project. Damp treatment on the lower-lying streets adds £2,500-£8,000. The full rewire is £4,500-£8,500, the full replumb £6,000-£11,000, hot water upgrade £2,500-£4,500, soil stack replacement £700-£1,200. Penge property values mean renovations typically return 1.4-1.6× build cost in property uplift. Fixed-price contract before any work starts.
- How do I deal with rising damp on a Penge ground floor?
- Diagnose first, treat second. Most damp on Penge ground floors is genuine rising damp from a failed slate DPC dating to the 1870s, made worse by the higher groundwater near Penge East and Penge West stations. The tide mark at about a metre above floor level confirms it. Standard treatment is chemical DPC injection (silicone-based cream into the mortar course) plus salt-resistant replastering with at least 1 metre of new plaster above the new DPC. Where the damp is severe or persistent, we use Newton 503 cavity drain membrane with a sump pump to BS 8102. Cost £2,500-£8,000 depending on extent. The treatment goes in early so plaster has 4-6 weeks to dry before decoration.
- Do I need Bromley Council consent for a Penge renovation?
- No planning permission for internal renovations. Building Regulations apply for the rewire (BS 7671 under Part P), structural opening-up (Part A calculations from a chartered structural engineer), drainage (Part H), thermal performance (Part L: U-value 0.18 W/m²K for new walls and roof), and any unvented cylinder (BS 7593 commissioning). Penge has no conservation area restrictions so internal work is unaffected. Where a rear extension is part of the project and the extension passes over a public sewer (common on the older streets near Penge High Street), Thames Water Build Over Agreement is required at £317 plus CCTV survey. Bromley Building Control fees are typically £400-£600.
- Why hire All Well for a Penge property renovation?
- Three reasons. First, location: our office is on Limes Avenue, SE20, 5 minutes from any Penge property. We know the SE20 stock — public sewers along the rear gardens, lower-ground damp on the streets near the stations, lime plaster on solid 9-inch walls, and the Bromley planning process. Second, full accreditation: NICEIC for electrical (BS 7671), FENSA for glazing, Gas Safe registered for boiler work, structural engineer calculations included, G3 certified for unvented hot water (BS 7593), and Building Control sign-off on every project. Third, fixed-price contracts: the quote doesn't change unless the specification does. 57 verified Google reviews averaging 4.5/5. Office on Limes Avenue, SE20.
Property Renovation Near Penge
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