Plastering and Rendering Costs: A Price Guide
Internal plastering, external rendering, and plasterboarding costs per square metre and per room. When to re-plaster and what to expect.
Plastering is one of those trades where quality makes or breaks a room. A good plasterer leaves walls perfectly smooth and ready to paint; a bad one leaves ripples, trowel marks, and cracking that haunt you for years. Whether you're renovating, extending, or fixing damp damage, understanding plastering costs helps you budget accurately and spot fair quotes.
Internal Plastering Costs
Skim Plastering
A skim coat is a thin (2–3mm) finishing layer of plaster applied over plasterboard or existing plaster that's in reasonable condition. It's the most common plastering job.
| Room | Approximate Area | Cost (Skim Only) |
|---|---|---|
| Small bedroom (3m × 3m) | 30–35m² walls + ceiling | £350–£600 |
| Double bedroom (4m × 4m) | 45–55m² | £500–£800 |
| Living room (5m × 4m) | 55–65m² | £600–£1,000 |
| Kitchen-diner (6m × 4m) | 65–80m² | £700–£1,200 |
| Hallway and stairs | 40–60m² | £500–£900 |
Full Re-Plaster
When existing plaster is blown, damp-damaged, or needs to come off completely, a full re-plaster involves hacking off the old material and applying two coats of new plaster.
| Room | Cost (Full Re-Plaster) |
|---|---|
| Small bedroom | £600–£1,000 |
| Double bedroom | £800–£1,400 |
| Living room | £1,000–£1,800 |
| Kitchen-diner | £1,200–£2,000 |
| Whole house (3-bed semi) | £4,000–£8,000 |
Plasterboarding and Skimming
Fixing new plasterboard to walls or ceilings, taping joints, and skimming smooth. Common in extensions, loft conversions, and garage conversions.
| Application | Cost per m² |
|---|---|
| Plasterboard + skim (to timber stud) | £25–£40 |
| Plasterboard + skim (to masonry with dabs) | £30–£45 |
| Insulated plasterboard + skim | £35–£55 |
| Ceiling plasterboard + skim | £30–£50 |
Specialist Plastering
| Type | Cost per m² | When Used |
|---|---|---|
| Lime plaster | £40–£70 | Period properties, breathable walls |
| Renovating plaster (salt-resistant) | £30–£50 | After damp treatment |
| Acoustic plasterboard + skim | £35–£55 | Party wall and loft conversion floors |
| Decorative coving and cornicing | £8–£15 per linear metre | Period restoration |
External Rendering Costs
Render Types Compared
| Type | Cost per m² | Lifespan | Maintenance | Finish |
|---|---|---|---|---|
| Sand and cement | £30–£50 | 20–30 years | Paint every 5–8 years | Smooth or textured, needs painting |
| Pebble dash | £35–£55 | 30–40 years | Low - stones protect surface | Textured stone finish |
| Monocouche | £40–£65 | 25–35 years | Very low - self-coloured | Smooth or scraped |
| Silicone render | £45–£70 | 25–40 years | Very low - self-cleaning | Smooth, wide colour range |
| Lime render | £50–£80 | 30–50 years | Occasional lime wash | Soft, textured, breathable |
| Insulated render (EWI) | £80–£130 | 25–40 years | Very low | Smooth, improves EPC rating |
Full House Rendering Costs
| Property Type | Wall Area | Cement Render | Silicone Render | Insulated (EWI) |
|---|---|---|---|---|
| Mid-terrace (front only) | 25–35m² | £1,500–£2,500 | £2,000–£3,500 | £3,500–£5,500 |
| Semi-detached | 60–90m² | £3,000–£6,000 | £4,500–£8,500 | £7,000–£13,000 |
| Detached (all sides) | 100–150m² | £5,000–£10,000 | £7,000–£14,000 | £10,000–£20,000 |
All prices include scaffolding (typically £500–£2,000 depending on property size).
Choosing the Right Render
- Sand and cement: Cheapest upfront but needs regular painting. Good for painted finishes where you want to change colour.
- Monocouche / silicone: Higher upfront cost but virtually no ongoing maintenance. Best for a "fit and forget" approach. Silicone render is hydrophobic, shedding rainwater and staying cleaner.
- Lime render: Essential for pre-1920 solid-walled properties. Cement render on old walls traps moisture and causes damage - lime breathes. The RICS recommends breathable finishes for period buildings. See our damp guide for why this matters.
- Insulated render (EWI): The most expensive option but delivers a massive EPC improvement - typically 10–20 SAP points. Can take a solid-walled house from EPC E to C. May qualify for government grants under the Great British Insulation Scheme - check the Energy Saving Trust for current eligibility.
When You Need a Plasterer
During an Extension or Conversion
Every extension, loft conversion, and garage conversion requires plastering. The cost is usually included in your builder's quote, but it's worth understanding what's involved:
- New extension walls: Plasterboard + skim on internal face of block walls
- Ceilings: Plasterboard + skim to joists or battens
- Where new meets old: Patching and blending the junction between existing plaster and new work - this is where skill matters most
After Damp Treatment
Once damp proofing is complete, affected plaster must be removed to at least 300mm above the damp tide mark and replaced with renovating plaster - a salt-resistant mix that prevents efflorescence from ruining the new finish.
Cost: £30–£50 per m² for hack off and re-plaster with renovating plaster.
After Electrical or Plumbing Work
Rewiring and plumbing first-fix involves chasing channels into walls for cables and pipes. These channels need filling and plastering over - often the most disruptive part of a rewire from the homeowner's perspective.
Cost: £1,000–£3,000 for making good after a full rewire (often not included in the electrician's quote).
Cosmetic Refresh
If walls are sound but tired - minor cracks, uneven patches, old Artex ceilings - a skim coat transforms the room for relatively little cost.
Finding a Good Plasterer
Plastering is a skill trade where experience shows immediately in the finish quality. Look for:
- NVQ Level 2 or 3 in Plastering - the industry standard qualification
- Guild of Master Craftsmen or Federation of Plastering and Drywall Contractors membership, or look for TrustMark-registered tradespeople
- Recent photos of completed work - smooth, flat walls with clean lines at corners and edges
- References from local jobs - ask to see a recently completed room in person if possible
Get 3 quotes and beware of very cheap prices - plastering is one trade where you truly get what you pay for.
Day Rates vs Quoted Prices
Some plasterers work on a day rate (£150–£300 per day), while others quote per room or per m². A quoted price is usually better for the homeowner as it fixes the cost. A day rate works in the plasterer's favour - a slow worker costs you more.
Next Steps
- Assess your walls - tap them to check for hollow (blown) patches, and note any cracks or damp stains
- Decide the scope - skim only, full re-plaster, or plasterboard and skim
- Get 3 quotes - use our guide to getting builder quotes
- Coordinate with other trades - plaster after electrics and plumbing, before decoration
- Get a project estimate - use our repair calculator for costs in your area
- Check our glossary for terms like skim coat, dot-and-dab, and renovating plaster
Frequently Asked Questions
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