LONDON PLASTERING COST GUIDE
How Much Does Plastering Cost in London?
Growchance working guidance starts from £17 – £28/m² for wall skimming, £23 – £40/m² for ceiling skimming and £27 – £48/m² for full replastering.
All principal figures exclude VAT and include standard plastering materials unless stated otherwise. The final cost depends on the existing surface, preparation, access, room geometry and treatment required.
Published figures are planning guidance rather than a quotation. Property-specific work must be assessed separately.
QUICK COST OVERVIEW
London plastering prices at a glance.
The correct rate depends on whether the surface needs a finishing skim, a complete plaster system, plasterboard or a local repair. These ranges provide an early planning guide before the existing surfaces are assessed.
All figures exclude VAT. Standard plastering materials are included unless the scope requires specialist boards, plaster systems or other separately specified products.
Sound existing plaster or plasterboard receiving a standard two-coat finishing skim.
A sound, accessible ceiling at a standard residential height. Overboarding and substantial repairs are separate.
Prepared bare masonry receiving a bonding, hardwall or base coat followed by a finishing skim.
Standard 12.5 mm plasterboard with ordinary adhesive or mechanical fixing. The finishing skim is not included.
Standard board supplied and fixed with ordinary scrim, beads and a finish skim.
Normal wall-plaster removal and bagging or stacking ready for disposal. Waste collection and skip charges are separate.
PVA or SBR where appropriate, minor crack treatment, scrim and limited making-good before the selected finish.
A small isolated patch or repair where full square-metre pricing would not represent the attendance and setup required.
Wall skimming
Sound existing plaster or plasterboard receiving a standard two-coat finishing skim.
Ceiling skimming
A sound, accessible ceiling at standard residential height. Overboarding and substantial repairs are separate.
Full replastering
Prepared bare masonry receiving a suitable base coat followed by a finishing skim.
Plasterboard supplied and fixed
Standard 12.5 mm board with ordinary adhesive or mechanical fixing. The finishing skim is not included.
Plasterboard and skim
Standard board supplied and fixed with ordinary scrim, beads and a finish skim.
Remove existing plaster
Normal wall-plaster removal and bagging or stacking. Waste collection and skip charges are separate.
Basic preparation
Bonding agent where appropriate, minor crack treatment, scrim and limited making-good.
Local plaster repair
A small isolated repair where square-metre pricing would not reflect the required setup and attendance.
Minimum job charge
A £300 minimum charge excluding VAT applies where measured square-metre pricing would not cover protection, setup, travel, working time and cleaning.
Standard materials
Ordinary plaster, bonding products, scrim, standard beads and normal consumables are included where they form part of the selected scope.
Special conditions
High areas, stairwells, lath-and-plaster, specialist boards, severe damage and difficult access require property-specific assessment.
Preparation, full replastering and plasterboarding are alternative or project-specific treatments—not default cumulative charges. A sound wall may need preparation and skim, while a badly failed surface may require removal followed by drylining or full replastering.
UNDERSTANDING THE ESTIMATE
What these plastering prices assume.
Plastering prices are meaningful only when the required treatment is clear. A surface that needs a finishing skim is different from one that must be stripped, boarded or rebuilt with a new base coat.
The published Growchance ranges assume normal residential access and standard materials. The property and existing surfaces still need to be assessed before the final scope can be confirmed.
Normal residential access
The standard ranges assume accessible rooms and ordinary working heights. Stairwells, very high ceilings and restricted access require separate assessment.
Standard plastering materials
Ordinary plaster, bonding products, scrim, standard beads and normal consumables are included where relevant to the selected treatment.
A suitable working area
The scope assumes that access, protection and working arrangements can be planned normally. Occupied rooms, furniture and difficult logistics may affect preparation and programme.
Condition confirmed before work
Loose plaster, severe cracking, damp-related damage, failing lath-and-plaster or unstable backgrounds can change the required system after proper assessment.
Ordinary boards and finishes
Standard plasterboard guidance does not automatically cover fire-rated, acoustic, moisture-resistant or insulated boards.
Major waste priced separately
Normal small plastering waste is included. Rubble, removed plaster, skip hire, waste collection and any related permit are separate where required.
A new finish over a suitable surface
Skimming applies a thin finishing layer over sound existing plaster or properly prepared plasterboard. It does not repair a fundamentally loose, unstable or badly failed background.
A new base and finishing system
Full replastering is used where prepared bare masonry needs a bonding, hardwall or other appropriate base coat before the final finishing skim is applied.
Basic preparation, plasterboarding and full replastering should not be added automatically to every estimate. Growchance identifies the treatment required by the actual wall or ceiling and prices that agreed scope.
PRICE PER SQUARE METRE
How plastering cost per m² changes by treatment.
Square-metre rates are useful when the surface area and required treatment are understood. They should not be used to assume that every wall needs the same preparation or plaster system.
Growchance separates skimming, full replastering and plasterboarding so the estimate reflects the work actually required rather than combining incompatible treatments.
Wall skimming
£17 – £28/m² Excluding VATFor a sound existing plaster surface or correctly prepared plasterboard receiving a standard two-coat finish.
Ceiling skimming
£23 – £40/m² Excluding VATFor an accessible ceiling at standard residential height where overboarding or substantial structural repair is not required.
Full replastering
£27 – £48/m² Excluding VATFor prepared bare masonry receiving a suitable base coat followed by the finishing skim. Existing-plaster removal is separate.
SIMPLE CALCULATION EXAMPLES
What the measured rates look like in practice.
These examples apply the published rate directly to the stated surface area. They exclude VAT and do not include additional work that has not been specified.
20 m² of wall skimming
20 m² × £17 – £28/m²
12 m² ceiling skim
12 m² × £23 – £40/m²
25 m² of full replastering
25 m² × £27 – £48/m²
A small measured area may produce a lower mathematical total, but every job still requires travel, protection, materials, setup, plastering, equipment cleaning and final cleaning. The minimum charge prevents a small-area calculation from creating an unrealistic price.
COST BY ROOM SIZE
How much does it cost to plaster a room?
A room price depends on whether the quotation covers walls only, walls and ceiling, or a complete replaster. These are materially different scopes and should not be compared as though they include the same work.
The guide below uses the room’s approximate floor size to make the examples easier to understand. The actual plastered wall and ceiling areas will be measured separately when the work is assessed.
Small room
Approximately 7 – 9 m² of floor area.
Medium room
Approximately 10 – 14 m² of floor area.
Large room
Approximately 18 – 22 m² of floor area.
Skim the walls only
Sound, prepared surfacesSkim the walls and ceiling
Sound, prepared surfacesFully replaster the walls
Base coat and finishing skimFloor area is not the same as plastered area.
A room described as 12 m² normally refers to its floor area. The combined surface area of its walls can be substantially larger and will change with ceiling height, room shape, doors, windows and fitted elements.
Room-size ranges are useful for early budgeting, but the detailed quotation should be based on the actual surfaces and the treatment each one requires.
If existing plaster is loose, badly blown or unsuitable for skimming, removal, disposal, plasterboarding or a new base coat may be required. These items are assessed and priced according to the actual condition of the room.
WALLS AND CEILINGS
Why ceiling plastering usually costs more.
Wall and ceiling skimming use related materials and finishing skills, but the working conditions are different. Ceiling plastering involves continuous overhead work and can require additional access, protection and preparation.
Growchance therefore separates the standard wall and ceiling rates instead of applying one general plastering price to every surface.
Wall skimming
£17 – £28/m² Excluding VATThis rate applies to a sound existing wall or correctly prepared plasterboard receiving a standard two-coat finishing skim.
- Standard residential working height
- Accessible wall surfaces
- Minor normal preparation only
- No major removal or background reconstruction
Ceiling skimming
£23 – £40/m² Excluding VATThis rate applies to a sound, accessible ceiling at standard residential height where overboarding or substantial repair is not required.
- Slower continuous overhead application
- Additional protection below the working area
- Access planned around the room and fittings
- Existing ceiling must be suitable for the finish
Ceiling height
High ceilings and stairwells may require additional access equipment, protection and working time.
Existing condition
Cracking, sagging, loose plaster or failed lath-and-plaster may require repair, removal or overboarding first.
Surface details
Cornices, ceiling roses, beams, edges and numerous fittings can add careful preparation and finishing work.
Room protection
Occupied rooms, fixed furniture and finished floors may need more extensive protection before work begins.
The standard ceiling rate should not be applied automatically to failing lath-and-plaster, significant movement, severe cracking, substantial textured coatings or ceilings that need overboarding. The existing construction must be assessed before the correct treatment is agreed.
CHOOSING THE CORRECT TREATMENT
Skimming and full replastering are not the same job.
Skimming renews the visible finish over a suitable background. Full replastering creates a new base and finish where the existing surface cannot simply receive another skim.
Identifying this distinction early helps prevent a low initial price from becoming a different scope after loose or unsuitable plaster is discovered.
Skimming
£17 – £28/m² Wall skimming · excluding VATA thin finishing system applied over sound existing plaster or properly prepared plasterboard to create a smooth surface for later decoration.
Typically appropriate where- The existing plaster remains firmly bonded
- Cracking and damage are limited and repairable
- The surface can be properly prepared for adhesion
- No new base coat or board system is required
Full replastering
£27 – £48/m² Bonding and skim · excluding VATA more substantial system applied to prepared bare masonry, using the appropriate bonding, hardwall or base coat before the finishing skim.
Typically appropriate where- The existing plaster has been removed or has failed
- Bare masonry needs a new level base
- Deeper irregularities cannot be corrected by skimming
- A complete new plaster build-up is required
The visible finish is only part of the assessment.
Hollow, loose or blown plaster may not provide a dependable base for another finishing coat.
The cause and extent of cracking should be understood before it is covered with a new finish.
Dampness, salts, staining or unsuitable coatings may require investigation and treatment outside a standard skim.
The wall may need local repair, a new base coat, drylining or another specified system rather than a finishing skim alone.
The full-replastering rate covers the new base and finishing system on a prepared substrate. Where old plaster must first be removed, allow £15 – £25/m² excluding VAT for normal wall-plaster removal, with disposal charged separately where required.
PLASTERBOARD AND DRYLINING
Plasterboard costs depend on the required finish.
A plasterboard-only rate is not the same as a completed skimmed wall. The quotation should state whether the board is being supplied and fixed only or finished with scrim, beads and plaster.
The appropriate fixing method and board specification must also suit the background, room and agreed construction.
Plasterboard supplied and fixed
£20 – £30/m² Excluding VATStandard 12.5 mm plasterboard supplied and installed using an ordinary suitable fixing method. This rate does not include the final finishing skim.
Plasterboard and skim finish
£28 – £42/m² Excluding VATStandard plasterboard supplied and fixed, followed by ordinary scrim, standard beads where required and a finish skim ready for drying and later decoration.
The board is only one part of the system.
Background and fixing
Masonry, timber framing, ceilings and existing construction may require different fixing and preparation methods.
Board specification
Standard board is not interchangeable with moisture-resistant, fire-rated, acoustic or insulated products.
Corners and openings
Reveals, corners, doorways, windows, service penetrations and detailed cuts increase the amount of setting-out and finishing.
Required finish
Board-only installation, taped joints and a complete skim finish are different specifications and must be priced accordingly.
The standard rates do not automatically include moisture-resistant, fire-rated, acoustic or insulated plasterboard. The exact product, thickness, supporting construction and finishing requirements must be confirmed for the proposed location.
BEFORE THE FINISHING COAT
Preparation, repairs and removal can change the total.
The new finish is only as dependable as the surface beneath it. Some rooms need limited preparation, while others require local repair or removal of failed plaster before the new work can begin.
Growchance keeps these items separate so the estimate can reflect the actual condition and treatment instead of adding the same preparation allowance to every wall.
Basic preparation
£5 – £10/m² Excluding VATFor limited preparation needed before the selected plaster finish is applied to an otherwise suitable surface.
- PVA or SBR where appropriate
- Minor crack treatment and scrim
- Light filling and surface stabilisation
- Limited local making-good
Local plaster repair
£90 – £225 Per repair or small job · excluding VATA fixed repair range is more realistic than applying a low square-metre figure to an isolated damaged area.
- Old socket or fitting locations
- Small damaged or blown patches
- Chasing and service repairs
- Local areas after alteration work
Remove existing plaster
£15 – £25/m² Excluding VAT · disposal separateFor normal wall-plaster removal back to a suitable substrate, with the removed material bagged or stacked ready for disposal.
- Normal wall-plaster removal
- Basic labour and controlled strip-out
- Bagging or stacking on site
- Waste collection priced separately
Some surfaces need an individual scope.
Lath-and-plaster
Older walls and ceilings may require more controlled removal, additional protection and a replacement build-up.
Thick or unstable plaster
Heavy, loose or deeply built-up plaster can create more labour, rubble and disposal than a standard wall strip-out.
Ceiling removal
Overhead strip-out requires additional containment, protection and safe handling and is not treated as ordinary wall removal.
Difficult access
Stairwells, restricted rooms, occupied areas and limited waste routes can change the practical programme and price.
Empty material bags, small plasterboard offcuts and ordinary day-to-day plastering waste are included. Old plaster, rubble, skip hire, waste-carrier collection and any related parking or permit costs are priced separately where required.
WHAT THE FIGURES INCLUDE
Labour, materials, waste and VAT explained.
A useful plastering estimate should make its pricing basis clear. The Growchance figures combine labour with the standard materials required for the selected plastering treatment.
All published guide prices exclude VAT. Major strip-out waste, specialist systems and work outside the stated assumptions are priced separately.
Skilled labour
The rates include the normal labour required to prepare, mix, apply and finish the selected plastering system, together with ordinary setup and cleaning.
Included in the guide ratesStandard materials
Ordinary plaster, suitable base-coat material where specified, bonding products, scrim, standard beads, normal consumables and standard board within the relevant board rate are included.
Included where applicableWaste handling
Empty bags, small board offcuts and ordinary day-to-day plastering waste are included. Removed plaster, rubble, skips, collection and related permits are separate.
Major strip-out waste excludedVAT
The published ranges are shown excluding VAT so labour, material and treatment comparisons use one consistent basis. VAT is then added at the applicable rate.
Added separatelyCheck which material specification the quotation covers.
Normally included
- Standard finishing plaster
- Ordinary bonding or base coat where specified
- PVA or bonding agent where appropriate
- Scrim and standard angle beads
- Standard plasterboard under the relevant board rate
- Ordinary fixings, adhesive and consumables
Priced separately where required
- Insulated plasterboard
- Acoustic or fire-rated board systems
- Moisture-resistant plasterboard
- Lime or specialist decorative plaster
- Damp-proof or salt-resistant systems
- Unusual access, protection or disposal requirements
This guide does not publish one generic whole-house plastering price. A property may combine sound walls requiring skimming, damaged areas needing repair, bare masonry requiring full replastering and rooms requiring plasterboard. The quotation should measure and classify those areas before producing a total.
QUOTATION FACTORS
What changes the final plastering price?
Two rooms with a similar floor size can require very different plastering scopes. The existing condition, surface area, access and finish specification all affect the final quotation.
A useful comparison should check what work is included rather than comparing only the lowest headline total.
Surface condition
Sound plaster may need preparation and skim. Loose, blown or badly damaged plaster may require removal, repair or a complete new system.
Measured surface area
Wall and ceiling areas—not floor area alone—determine the measured quantity. Height, room shape, openings and details change the total.
Required treatment
Skimming, base-coat plastering, drylining, overboarding and local repairs are different operations with different labour and materials.
Access and working height
High ceilings, stairwells, restricted rooms and difficult routes for materials or waste can increase protection, access and working time.
Board and material specification
Moisture-resistant, fire-rated, acoustic and insulated products are not priced as ordinary standard plasterboard.
Protection and logistics
Occupied rooms, finished floors, fitted furniture, parking, access restrictions and waste arrangements can affect the agreed scope.
Check the scope behind each quotation.
Preparation
Does the price include bonding agents, crack treatment, scrim, local making-good and protection?
Materials
Are standard plaster, boards, beads, fixings and consumables included, and is the specified board type clear?
Removal and waste
Does the quotation cover strip-out, bagging, collection, skip hire and any permit or parking requirement?
VAT and finish
Confirm whether VAT is included and whether the price ends at plastering or also includes later decoration.
If existing plaster is unsuitable for another finish, the correct repair or replacement scope must be agreed before work continues. Covering an unstable background with a new skim does not resolve the underlying condition.
PLASTERING PROGRAMME
How long does plastering take?
Working time depends on the number of surfaces, the required treatment, access, preparation and whether old plaster must be removed first.
The programme below covers the active work. Drying time is additional and must be allowed before decoration begins.
Depends on whether the scope covers walls only or includes the ceiling and additional preparation.
Normally one working day for a small or medium room and one to two working days for a large room.
Based on suitable prepared surfaces and ordinary residential access.
Covers preparation of the substrate, the required base coat and the finishing skim.
Waste handling, unusual construction and difficult access can extend the programme.
Assumes services and supporting construction are ready before the boards are installed.
Applies to a sound, accessible ceiling at standard residential height.
One standard room — skim
1 – 2 daysDepends on whether the work covers walls only or also includes the ceiling and additional preparation.
Walls only
1 – 2 daysNormally one day for a small or medium room and one to two days for a large room.
Walls and ceiling
1 – 2 daysBased on suitable prepared surfaces and ordinary access.
Full replastering
2 – 4 daysCovers substrate preparation, the required base coat and finishing skim.
Removal and full replaster
3 – 5 daysWaste handling, unusual construction and access can extend the work.
Plasterboard and skim
2 – 3 daysAssumes supporting construction and concealed services are ready.
Single ceiling skim
0.5 – 1 dayApplies to a sound, accessible ceiling at standard residential height.
Fresh plaster commonly requires several days to dry, while thicker systems may take longer. The finished surface and property conditions should be checked rather than relying on one fixed decorating date.
PREPARE YOUR ENQUIRY
What to send for a useful plastering estimate.
Clear photographs and basic room information help identify whether the likely scope is skimming, local repair, plasterboarding or full replastering.
An initial review can guide the next step, but concealed conditions and the stability of existing plaster may still require assessment at the property.
London postcode
Send the full postcode together with the property type, floor level and any access or parking information already known.
Rooms and surfaces
Identify which rooms are involved and whether the proposed work covers walls, ceilings or both.
Approximate dimensions
Provide room length, width and ceiling height where possible, plus the approximate size of any isolated repair.
Current condition
Mention cracks, loose areas, hollow or blown plaster, exposed masonry, textured coatings, staining or previous repairs.
Clear photographs
Include full-room views and closer images of damaged areas, edges, ceilings, openings and any visible background construction.
Preferred programme
Explain when the room will be available, whether the property is occupied and when later decoration or connected work is planned.
Show the whole surface—not only the closest crack.
Full room
Photograph the room from more than one corner so its shape, access and overall condition can be understood.
Individual walls and ceiling
Include straight-on images showing the complete surfaces proposed for plastering.
Damage and exposed edges
Add close photographs of cracks, loose plaster, exposed masonry, old board, damaged corners and previous repairs.
Services and fixed items
Show radiators, sockets, pipework, fitted furniture, cornices and other details that may affect protection or access.
Send the property details, photographs and available measurements. Growchance can review the information and confirm the appropriate next step.
CALCULATOR AND CONNECTED SERVICES
Continue from cost research to the right next step.
Use the free calculator for an initial measured planning range, or explore the service that matches the work required at your property.
The calculator, cost guide and plastering service have different purposes: planning a budget, researching prices and arranging project delivery.
FREE PLANNING TOOL
Plastering Cost Calculator
Measure walls and ceilings, select the principal plastering treatment and review an initial Growchance planning range excluding and including VAT. No email address, account or payment is required to view the result.
Plastering Services London
Explore Growchance wall and ceiling plastering, skimming, local repairs, plasterboard and renovation making-good services.
View Plastering ServicesPainting and Decorating
Plan residential interior or exterior painting and the associated surface preparation after the new plaster has dried sufficiently.
Explore Painting and DecoratingInternal Wall Removal
Review the complete wall-removal service where plastering and making-good follow an internal layout alteration.
View Internal Wall RemovalFull House Renovation
Explore coordinated renovation where plastering forms part of a wider programme involving rooms, services, finishes and alterations.
Explore Full House RenovationSend the London postcode, rooms involved, approximate dimensions and clear photographs of the walls or ceilings. Growchance can review the information and confirm the appropriate next step.
FREQUENTLY ASKED QUESTIONS
Plastering costs and practical questions.
These answers explain the basis of the Growchance working guidance. The final treatment, price and programme depend on the actual condition and construction of the property.
Every quotation remains property-specific. Existing surfaces, access, protection, material specification and project logistics must be reviewed before the final scope and price are confirmed.
Discuss Your Plastering01 How much does it cost to plaster a room in London?
For walls-only skimming, Growchance guidance is £450 – £650 for a small room, £600 – £900 for a medium room and £850 – £1,200 for a large room, excluding VAT.
Walls and ceiling together range from £600 – £1,650 depending on room size. Full replastering costs more because it includes a new base coat and finishing skim.
02 How much does plastering cost per square metre?
Growchance working guidance is £17 – £28/m² for wall skimming, £23 – £40/m² for ceiling skimming and £27 – £48/m² for full replastering. All figures exclude VAT.
Square-metre pricing must be matched to the correct treatment. Preparation, removal, plasterboarding and full replastering should not all be added automatically.
03 Are plastering materials included in the price?
Yes. Standard materials are included in the Growchance guide rates where they form part of the selected treatment. This can include ordinary plaster, bonding products, scrim, standard beads, fixings, adhesive and standard plasterboard under the relevant board rate.
Specialist products such as insulated, acoustic, fire-rated or moisture-resistant boards, lime plaster and specialist damp-related systems are priced separately where required.
04 What is the difference between skimming and full replastering?
Skimming applies a thin finishing coat over sound existing plaster or properly prepared plasterboard. Full replastering creates a new base coat and finish over prepared bare masonry.
A skim should not be used to conceal loose, unstable or badly failed plaster. The existing background must first be assessed.
05 Why does ceiling plastering cost more than wall plastering?
Ceiling plastering involves continuous overhead work and can require additional protection, access and preparation. Standard ceiling-skimming guidance is therefore £23 – £40/m² excluding VAT, compared with £17 – £28/m² for wall skimming.
High ceilings, stairwells, failed lath-and-plaster, significant cracking or ceilings requiring overboarding need separate assessment.
06 How long does it take to plaster a room?
A standard room skim normally takes 1 – 2 working days. Full replastering generally takes 2 – 4 working days, while removing old plaster and completing a full replaster normally takes 3 – 5 working days.
These are working programmes. Drying time is additional and varies with thickness, background, temperature, ventilation and humidity.
07 Is removing old plaster included?
No. Normal wall-plaster removal is treated separately at £15 – £25/m² excluding VAT. This covers ordinary removal and bagging or stacking ready for disposal.
Skip hire, waste collection, rubble removal and related permits are separate. Lath-and-plaster, ceiling removal, unusually thick plaster and difficult access also require individual pricing.
08 Do the plastering prices include VAT?
No. All principal prices in this guide are shown excluding VAT. VAT is added at the applicable rate when the property-specific quotation is prepared.
09 Is there a minimum plastering charge?
Yes. Growchance uses a £300 minimum plastering charge excluding VAT for small jobs where square-metre pricing would not realistically cover travel, protection, materials, setup, plastering, equipment cleaning and final cleaning.
DISCUSS YOUR PLASTERING
Tell us what needs plastering.
Share the available details and Growchance will review your enquiry. We can then discuss the likely treatment, information still required and whether an assessment or site visit is the appropriate next step.
London postcode, property type, floor level and any relevant access or parking information.
Rooms involved, walls or ceilings, approximate dimensions and the finish you are considering.
Mention cracks, loose or blown plaster, exposed masonry, textured coatings, staining or previous repairs.
Include full-room views and closer photographs of damaged areas, ceilings, corners and visible background construction where available.
An enquiry or initial estimate is not a quotation or contract. Final scope, VAT, price, programme and availability are confirmed separately after the property-specific requirements have been reviewed.