Understanding Room Plastering Costs in 2026
When planning a renovation or moving into a property that needs work, one of the most common questions homeowners ask is: “How much will it cost to plaster this room?” The answer isn’t straightforward because plastering costs vary significantly based on several factors.
In this comprehensive guide, we’ll break down exactly what you should expect to pay for plastering work in 2026, from materials to labour, and explain the key factors that influence the final price.
Average Plastering Costs: At a Glance
Before diving into the details, here’s a quick overview of typical plastering costs across the UK in 2026:
| Service Type | Average Cost | Notes |
|---|---|---|
| Skim coat (per room) | £300-£500 | Standard room, good condition |
| Full replaster (per room) | £600-£900 | Two-coat system on plasterboard |
| Plasterer day rate | £180-£280 | Varies by region and experience |
| Cost per m² | £15-£35 | Depends on prep work required |
| Ceiling skim | £200-£400 | Standard ceiling (12-15m²) |
These figures represent typical mid-range prices. Budget plasterers may charge 10-15% less, whilst highly experienced specialists in premium areas can command 20-30% more.
What Determines the Cost to Plaster a Room?
Several key factors influence how much you’ll pay for plastering work. Understanding these helps you get accurate quotes and spot whether a price is fair.
1. Room Size and Wall Area
The most obvious factor is the total surface area requiring plaster. Most plasterers quote either per room or per square metre.
Here’s how room dimensions translate to typical costs:
| Room Size | Floor Area | Wall Area (approx.) | Skim Cost Range |
|---|---|---|---|
| Small (bedroom) | 2.5m x 3m | 27m² | £280-£450 |
| Medium (living room) | 4m x 5m | 44m² | £450-£700 |
| Large (open plan) | 5m x 7m | 58m² | £700-£1,100 |
These calculations assume standard 2.4m ceiling height. Higher ceilings mean more wall area and proportionally higher costs.
2. Type of Plastering Work Required
Not all plastering jobs are created equal. The scope of work dramatically affects pricing:
- Skim coat only: Applying a thin 2-3mm finishing layer over existing plasterboard or sound old plaster. This is the least expensive option.
- Two-coat system: Applying bonding coat (8-11mm) followed by a finishing skim. Required when starting from bare brick or block, or when installing new plasterboard.
- Full replaster: Removing old damaged plaster, addressing underlying issues (damp, cracks), installing new plasterboard where needed, then plastering. This is the most comprehensive and expensive option.
- Patch repairs: Fixing isolated damage. Often charged at hourly rates (£25-£40/hour) plus materials.
For detailed guidance on skim coating technique, see our step-by-step skim coating guide.
3. Wall Condition and Preparation
The current state of your walls significantly impacts cost. Poor wall condition means more prep work, which means higher labour costs.
Preparation tasks that increase costs include:
- Removing old wallpaper (£50-£150 per room depending on layers and adhesive type)
- Hacking off damaged or blown plaster (£200-£400 per room)
- Treating damp issues before plastering (£150-£500+ depending on severity)
- Installing new plasterboard (£15-£25 per m² including materials and fixing)
- PVA priming on very porous surfaces (adds £30-£60 in materials and time)
- Scrim tape and mesh for crack prevention at joints (£20-£40 for a typical room)
4. Regional Location
Where you live in the UK makes a substantial difference to plastering costs. London and the Southeast command the highest prices, whilst Northern England, Wales, and Scotland tend to be more affordable.
| Region | Plasterer Day Rate | Skim Coat (Medium Room) |
|---|---|---|
| London | £250-£320 | £550-£800 |
| Southeast (Kent, Surrey, Sussex) | £220-£280 | £480-£700 |
| Midlands | £180-£240 | £400-£600 |
| North England | £160-£220 | £350-£550 |
| Scotland/Wales | £170-£230 | £380-£580 |
5. Materials and Plaster Type
Different plastering situations call for different materials, each with varying costs. In 2026, expect these typical material costs from suppliers like Screwfix or Travis Perkins:
- Multi-finish/skim plaster: £8-£12 per 25kg bag (covers 9-10m² at 2-3mm thickness)
- Bonding plaster: £9-£13 per 25kg bag (covers 2.5-3m² at 11mm thickness)
- Hardwall/browning: £10-£14 per 25kg bag (similar coverage to bonding)
- 12.5mm plasterboard: £5-£8 per sheet (2.4m x 1.2m = 2.88m²)
- PVA bonding agent: £8-£15 per 5L container
- Scrim tape: £3-£5 per 90m roll
For a standard medium room (44m² wall area), material costs typically run £80-£150 for a skim coat, or £200-£350 for a full two-coat replaster with new plasterboard.
Learn more about different plaster types and their applications in our detailed guide.
Detailed Cost Breakdown: Skim Coat vs Full Replaster
Let’s examine two common scenarios in detail to show exactly where your money goes.
Scenario 1: Skim Coat on Existing Sound Plaster
You have a 4m x 4m bedroom (approximately 38m² wall area including ceiling) with old but structurally sound plaster that just needs refreshing.
| Item | Quantity | Unit Cost | Total |
|---|---|---|---|
| Multi-finish plaster | 4 bags | £10 | £40 |
| PVA primer | 2L | £6 | £12 |
| Minor prep/filling | – | – | £20 |
| Materials subtotal | – | – | £72 |
| Labour (1.5 days) | – | £220/day | £330 |
| Total cost | – | – | £402 |
This represents a typical Southeast England price. Most plasterers would quote £400-£500 for this job, with materials accounting for roughly 15-20% of the total cost.
Scenario 2: Full Two-Coat Replaster with New Plasterboard
Same 4m x 4m bedroom, but this time the old plaster is damaged and needs complete removal, followed by new plasterboard and a two-coat plaster system.
| Item | Quantity | Unit Cost | Total |
|---|---|---|---|
| Plasterboard 12.5mm | 14 sheets | £7 | £98 |
| Bonding plaster | 6 bags | £11 | £66 |
| Multi-finish plaster | 4 bags | £10 | £40 |
| Scrim tape, fixings, beads | – | – | £45 |
| Skip hire/waste removal | – | – | £80 |
| Materials subtotal | – | – | £329 |
| Labour (3 days) | – | £220/day | £660 |
| Total cost | – | – | £989 |
Most professional plasterers would quote £900-£1,200 for this comprehensive job, depending on access difficulty and precise wall condition.
Additional Costs to Consider
Beyond the basic plastering work, several additional costs might apply to your project:
Ceiling Work
Ceilings are more labour-intensive than walls due to working overhead. Expect to pay 20-30% more per m² for ceiling plastering compared to walls. A typical bedroom ceiling (12m²) costs £220-£380 to skim.
Coving and Decorative Features
If you want cornice or coving installed, budget separately for this:
- Plaster coving: £4-£8 per linear metre installed
- Polystyrene coving: £2-£4 per linear metre installed
- Decorative cornicing: £12-£25 per linear metre for ornate designs
Damp Treatment
If your walls show signs of damp, this must be addressed before plastering. Plastering over damp walls will fail within months. Damp treatment costs vary widely:
- Surface condensation solutions: £150-£400 (improved ventilation, anti-condensation paint)
- Rising damp chemical DPC injection: £400-£900 for a typical room
- Penetrating damp repairs: £500-£2,000+ depending on cause
For comprehensive information on identifying and treating damp issues, see our damp proofing and insulation guide.
Electrical Work
If replastering involves moving or adding sockets and switches, you’ll need a qualified electrician. Budget £150-£400 for basic rewiring of a room’s electrics to accommodate new plaster depths.
Painting and Decoration
Fresh plaster requires proper preparation before painting. You’ll need:
- Mist coat: Watered-down emulsion as the first coat on new plaster (£30-£60 in materials for a room)
- Final decoration: Two coats of quality emulsion (£80-£200 for materials and labour depending on room size)
New plaster must dry completely before painting — typically 2-4 weeks depending on conditions, plaster thickness, and ventilation. For detailed guidance, see our complete painting and decorating guide.
How to Get Accurate Plastering Quotes
Getting fair, comparable quotes is essential for budgeting your project properly. Follow these best practices:
Request Multiple Quotes
Always get at least three written quotes from different plasterers. This gives you a realistic market range and helps identify outliers (suspiciously cheap or expensive quotes often signal problems).
Provide Detailed Information
The more information you provide upfront, the more accurate your quote will be. Include:
- Precise room dimensions (length, width, ceiling height)
- Current wall condition (photos are extremely helpful)
- Whether you need walls, ceiling, or both plastered
- Type of work required (skim only, full replaster, patch repairs)
- Any known issues (damp, previous poor repairs, uneven surfaces)
- Access considerations (narrow stairs, parking restrictions, etc.)
- Your timeline and any deadline constraints
Understand What’s Included
A comprehensive quote should clearly state:
- All materials required and who supplies them
- Labour costs broken down by day or task
- Preparation work included (hacking off, PVA priming, etc.)
- Waste removal arrangements and costs
- Expected duration of work
- Payment terms (typically 10% deposit, balance on completion)
- Guarantee or warranty period (reputable plasterers offer 12-24 months)
Can You Reduce Plastering Costs?
If your budget is tight, several legitimate ways exist to reduce costs without compromising quality:
Do Your Own Preparation
Labour is the biggest cost component. You can reduce this by handling preparation yourself:
- Remove old wallpaper (saves £50-£150)
- Clear the room completely and protect flooring (saves £30-£60)
- Hack off damaged plaster if you’re capable (saves £200-£300, but requires physical effort and proper dust control)
- Supply your own materials (saves 10-15% as you avoid plasterer’s markup, though you lose their trade discount)
Time Your Project Strategically
Plasterers, like most tradespeople, have quieter periods where they’re more flexible on pricing:
- January-February: Post-Christmas lull often means more competitive quotes
- Avoid summer peak: May-September is busiest for renovation work, so prices are highest
- Book off-season: November-December (excluding the festive fortnight) can offer better rates
Prioritise and Phase Work
Rather than plastering your entire house at once, tackle one or two rooms at a time. This spreads costs over several months and allows you to build a relationship with a good plasterer who may offer loyalty discounts.
Skim Rather Than Replaster Where Possible
If your existing plaster is sound but just looks tired, a skim coat costs 40-50% less than a full replaster. A professional can assess whether your walls are suitable for skim coating only.
DIY Plastering: Is It Worth It?
Many homeowners consider DIY plastering to save money. Whilst it’s technically possible, there are significant considerations:
The Reality of DIY Plastering
Plastering is a genuine skilled trade requiring years to master. The difference between amateur and professional results is immediately obvious to the trained eye:
- Skill requirement: Achieving a perfectly flat, smooth finish requires muscle memory developed over hundreds of hours of practice
- Speed matters: Plaster has a working time of 20-40 minutes before it starts setting. Professionals work efficiently; beginners struggle against the clock
- Tools investment: Quality plastering tools (trowels, hawks, mixing paddles, etc.) cost £150-£300. See our guide to essential plastering tools for details
- Materials wastage: Inexperienced plasterers typically waste 20-30% more material through incorrect mixing and poor technique
- Time investment: A professional skims a medium room in 4-6 hours. A beginner might take 2-3 days for inferior results
When DIY Might Work
DIY plastering can be viable for:
- Small patch repairs under 0.5m²
- Outbuildings, garages, or sheds where finish quality isn’t critical
- Learning projects where you’re prepared to redo work multiple times
- Enthusiasts willing to invest serious time learning proper technique
When to Absolutely Hire a Professional
Always use a qualified plasterer for:
- Any room where appearance matters (living rooms, bedrooms, kitchens)
- Ceilings (overhead work is exponentially harder and more dangerous)
- Large areas over 10m²
- Properties you’re preparing to sell (poor plastering is obvious and devalues your home)
- Listed buildings or properties in conservation areas where work must meet specific standards
Regional Price Variations Across the UK
Understanding regional differences helps set realistic expectations based on your location. Here’s a more detailed breakdown of 2026 pricing across major UK regions:
| Major City/Area | Per m² Rate | Medium Room Skim | Notes |
|---|---|---|---|
| Central London | £28-£38 | £650-£900 | Premium area, highest rates |
| Outer London | £24-£32 | £550-£750 | Still expensive, high demand |
| Kent/Southeast | £20-£28 | £480-£650 | Our region, mid-high range |
| Bristol/Bath | £22-£30 | £520-£700 | High demand area |
| Birmingham/Midlands | £18-£25 | £420-£580 | Mid-range, competitive market |
| Manchester/Liverpool | £17-£24 | £400-£550 | Lower cost of living reflected |
| Leeds/Newcastle | £16-£22 | £380-£520 | More affordable than South |
| Glasgow/Edinburgh | £18-£25 | £420-£580 | Edinburgh higher than Glasgow |
| Cardiff/Wales | £16-£23 | £380-£540 | Generally lower rates |
| Rural areas (any region) | -10% to -20% | Variable | Lower demand, higher travel costs may offset |
These figures are based on 2026 market conditions. According to the Office for National Statistics inflation data, construction costs have risen approximately 18% since 2023, reflecting increased material costs and labour shortages in the trades.
Frequently Asked Questions
How much does it cost to plaster a 3-bedroom house in the UK?
A complete replaster of a typical 3-bedroom house (approximately 120-150m² total wall and ceiling area) costs £3,500-£7,000 in 2026, depending on the property’s condition and your location. This breaks down roughly as:
- Southeast England: £5,500-£7,000
- Midlands/North: £3,500-£5,500
- Scotland/Wales: £3,800-£5,800
The price includes full replastering of walls and ceilings in all habitable rooms but typically excludes bathrooms (which often have tiling instead) and doesn’t include preparation work beyond standard practices. Major structural repairs, extensive damp treatment, or complete replaster of lath-and-plaster walls will add significantly to costs.
Is it cheaper to plaster or plasterboard a room?
Plasterboarding (dry-lining) followed by a skim coat typically costs 15-25% more initially than plastering directly onto sound existing walls, but it offers several advantages that can make it more cost-effective long-term:
- Better insulation: You can add insulation behind plasterboard, improving energy efficiency
- Hides serious defects: Covers badly damaged brick or block without extensive preparation
- Faster drying: Only the skim coat needs to dry, not a thick base coat
- Easier to install services: Electrical cables and pipes can run behind plasterboard more easily
- Longer-lasting: Properly installed plasterboard systems can last 50+ years
For a medium room, expect to pay £550-£750 for plasterboard and skim versus £400-£550 for skim coat only on existing sound plaster. However, if existing plaster is poor quality and needs significant repair, full plasterboard installation often works out cheaper than extensive remedial work followed by plastering.
How long does plastering a room take?
A professional plasterer working alone typically requires:
- Skim coat only: 4-8 hours for walls and ceiling of a medium room (actual work time, plus overnight drying)
- Two-coat system: 1.5-2 days (base coat one day, skim coat the next after the base has set)
- Full replaster with plasterboard: 2-3 days including board installation and two plaster coats
After plastering is complete, you must allow proper drying time before decoration. Fresh plaster typically needs 14-28 days to dry completely depending on thickness, weather conditions, and ventilation. Forcing faster drying with heaters can cause cracking and other defects. You’ll know plaster is dry when it changes from dark pink/brown to light, even pink throughout.
Do plasterers supply materials or do I need to buy them?
Most professional plasterers include materials in their quote as standard practice in 2026. This approach offers several advantages:
- Plasterers get trade discounts (typically 20-30% off retail) that offset their markup
- They know exactly what materials and quantities are needed
- They’re responsible if materials are faulty or insufficient
- It simplifies your project management
However, some plasterers work on a “supply-only labour” basis, particularly for larger commercial projects. If you’re asked to supply materials yourself:
- Get a detailed specification list from your plasterer
- Order 10-15% extra to account for wastage
- Buy from trade suppliers (Travis Perkins, Jewson, Buildbase) rather than DIY stores for better quality and pricing
- Arrange delivery 24-48 hours before work starts
- Store plaster bags in a dry location — damp plaster is ruined plaster
Always clarify material supply arrangements before accepting any quote to avoid misunderstandings.
Can I paint straight onto new plaster?
No, you cannot paint directly onto fresh plaster with standard emulsion. New plaster is highly absorbent and will suck moisture from paint too quickly, causing poor adhesion, patchy coverage, and potential peeling.
The correct process is:
- Allow proper drying time: Wait 2-4 weeks until plaster is completely dry (uniformly light pink, not darker patches)
- Apply mist coat: Mix quality vinyl matt emulsion with 20-30% clean water and apply as first coat. This seals the plaster surface.
- Wait 24 hours: Let the mist coat dry completely
- Apply final coats: Apply two coats of your chosen paint at normal strength
Some plasterers offer “plastering and decoration” packages that include mist coating, which can save you time and ensure proper technique. Never use PVA as a sealer before painting new plaster — it can cause adhesion problems and isn’t designed for this purpose despite being common DIY advice.
How do I know if I need a full replaster or just a skim coat?
Several indicators help determine which approach you need:
You likely need just a skim coat if:
- Existing plaster is sound when you tap it (no hollow sounds)
- Surface is fairly flat with only minor imperfections
- No visible cracks wider than hairline (1mm or less)
- No damp patches or staining
- Plaster isn’t crumbling or “blown” (detached from substrate)
You need a full replaster if:
- Plaster sounds hollow when tapped (indicates it’s separating from wall)
- Large cracks (5mm+ width) or extensive crazing
- Bulging, sagging, or visibly loose areas
- Evidence of damp damage (brown staining, efflorescence, soft crumbly plaster)
- Lath-and-plaster construction where laths are broken or plaster is failing
- Very uneven walls (more than 15mm out of true)
- Previous poor repairs that are themselves failing
If you’re unsure, get a professional assessment. A reputable plasterer will honestly tell you what’s actually needed rather than overselling unnecessary work. For minor issues, you might consider targeted crack repairs instead of full replastering.
Finding a Reputable Plasterer in Your Area
Choosing the right tradesperson is just as important as understanding costs. Here’s how to find a reliable plasterer:
Check Qualifications and Memberships
Look for plasterers with recognized credentials:
- NVQ Level 2/3 in Plastering: Industry-standard qualification
- City & Guilds certification: Respected trades qualification
- Federation of Plastering and Drywall Contractors (FPDC) membership: Indicates commitment to professional standards
- Construction Skills Certification Scheme (CSCS) card: Required for commercial work, shows training currency
Review Previous Work
Professional plasterers should readily provide:
- Portfolio of recent projects with high-quality photos
- References from previous clients you can contact
- Examples of work similar to your requirements
Verify Insurance
Ensure your plasterer carries:
- Public liability insurance: Minimum £2 million coverage (£5 million for commercial work)
- Employers’ liability insurance: If they employ anyone (legally required)
Request to see current insurance certificates before work begins.
Use Reputable Trade Directories
Vetted directories include:
- Checkatrade — tradespeople verified through reference checks
- TrustMark — government-endorsed quality scheme
- TrustATrader — vetted local tradespeople
- Local recommendations from friends, family, and neighbours (often the most reliable)
Final Thoughts on Plastering Costs
Understanding plastering costs helps you budget accurately and avoid being overcharged or attracted by unrealistically low quotes that signal poor quality work.
Key takeaways:
- Expect to pay £15-£35 per m² depending on location and scope of work
- A typical room skim costs £300-£500; full replaster runs £600-£900
- Materials typically represent 15-25% of total cost; labour is the main expense
- London and Southeast prices run 20-30% higher than Northern England or Wales
- Wall condition and required preparation significantly impact final costs
- Professional work includes guarantees; DIY plastering rarely achieves professional-quality results
- Always get multiple written quotes and check credentials before committing
Quality plastering is an investment in your home’s appearance and value. Well-executed plasterwork can last 50+ years, whilst rushed or amateur jobs may fail within months, costing far more to rectify than the initial saving.
Whether you’re planning a single room refresh or a whole-house renovation, understanding these costs helps you make informed decisions and set realistic budgets for your project.