Every renovation conversation starts the same way. Someone tells me they're "just going to redo the kitchen," and we ask what they've budgeted, and the number is usually about half of what the project will actually cost.
That's not a knock on anyone's math. Renovation costs in Vancouver have moved a lot, and most of the numbers floating around are outdated, or from a totally different scope than what people picture. So here's a real budgeting guide, broken down by project, with the ranges we are actually seeing on the ground this year.
Kitchens
Kitchens are usually the biggest line item in a renovation budget, and the range is wide because "kitchen renovation" can mean 3 very different things.
Cosmetic refresh (countertops, hardware, backsplash, same layout): $14,000–$25,000
Mid-range full renovation (new cabinets, counters, appliances): $30,000–$65,000
High-end custom (layout changes, premium finishes): $65,000–$120,000+
The single biggest swing factor is whether the layout changes. Keeping your sink, stove and fridge where they are keeps plumbing and electrical costs down. Move the sink across the room and you're opening up a much bigger budget conversation before you've even picked a countertop.
Bathrooms
Bathrooms cost more per square foot than almost any other room in the house, because so many trades have to work in such a small space. Plumbing, tile, electrical and ventilation all stack up in what might be a 40 square foot room.
Tile and vanity refresh, fixtures stay put: $10,000–$20,000
Mid-range (new vanity, tub-to-shower, glass): $18,000–$35,000
High-end (curbless shower, freestanding tub, heated floors): $40,000–$65,000+
Moving a toilet, sink or shower drain is usually the number that surprises people. That alone can run $3,000 to $8,000 per fixture relocated, depending on how far it's moving and what's underneath it.
Basements and legal suites
This is one of the best return-on-investment projects available to Vancouver homeowners, especially if you're adding a rentable suite.
Basic basement development: $50–$150 per sq ft
Legal basement suite conversion: $60,000–$150,000
A legal suite costs more because you're adding fire separation, soundproofing, egress windows, a full kitchen and bathroom and separate ventilation. But a suite in most Vancouver neighbourhoods rents for $1,800 to $2,400 a month, which makes this one of the few renovations that can pay for itself.
Condo vs. house, this matters more than people expect
If you're renovating a condo, budget 20 to 30% more than the equivalent house project. Elevator bookings, noise restriction windows, strata approval timelines and protection requirements all add cost and time before a single wall comes down.
If you're in a strata, budget for a damage deposit too, usually $500 to $2,000, refundable once the work is done and inspected.
Whole-home renovations
For a full renovation of a detached home, and I mean kitchen, bathrooms, main floor and basement together, most projects land between $150 and $400 per square foot depending on finish level.
As a real example: a full renovation of a 1,500sqft house, covering kitchen, 2 bathrooms and basement finishing, typically runs $250,000 to $450,000. A cosmetic-only refresh of the same house, paint, flooring and fixtures, can be done for $60,000 to $100,000. A full gut-and-rebuild with structural changes and premium finishes can climb to $600,000 or more.
The one thing worth remembering: in most Vancouver neighbourhoods, renovating is still cheaper per square foot than buying an already-renovated home. Putting $200,000 into a $1.4 million East Van house gets you a $1.6 million home, versus paying $1.8 to $2 million to buy the finished version outright.
The costs people forget to budget for:
These are the line items that don't show up in the headline number, but almost always show up on the invoice.
Permits (structural, electrical, plumbing): $500–$3,000
Asbestos abatement (common in pre-1990 homes): $2,000–$15,000
Mold remediation, if found: $2,000–$12,000
Foundation repair, if needed: $5,000–$20,000
If your home was built before 1990, budget time and money for an asbestos check before demo starts. It's not optional. Licensed abatement is required by law before renovation work can proceed, and skipping this step is the single most common reason a renovation timeline blows up.
How to actually use these numbers
Ranges are useful, but they're not a substitute for a real quote. We always tell clients to add a 10 to 15% contingency on top of whatever number a contractor gives them. Older homes especially tend to reveal something once the walls open up, and it's better to have room in the budget than to make a decision under pressure halfway through the project.
And if you're renovating with resale in mind rather than just comfort, not every dollar comes back the same way. Bathrooms tend to return 70 to 85% of what you put in, kitchens a bit more. Worth keeping in mind before you upgrade the guest bathroom you use twice a year.
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Thinking about a renovation, or renovating before you sell? We can walk through what makes sense for your specific home and timeline, whether that's a quick refresh before listing or a full renovation to stay put for years.
Renovation costs vary based on scope, contractor, materials and the condition of your specific home. These ranges reflect typical Vancouver-area projects as of 2026 and are for general budgeting purposes only. Always get quotes from licensed contractors before finalizing a renovation budget.
