As an indicative guide, render typically costs around £35–£60 per m² for sand and cement, £55–£90 for monocouche, £60–£90 for acrylic, £65–£95 for silicone and £70–£125 for lime, supplied and applied. Stripping old render and re-rendering, or rendering over pebbledash, typically runs £100–£170 per m². These are rates for the render work itself; scaffolding, removal of old surfaces, sills, fittings and waste usually sit on top, which is why the per-m² rate alone rarely predicts a final price — especially on smaller jobs. Use the rate to sense-check a quote, never to replace one with a sum of your own.
- Supplied-and-applied rates run from indicative £35/m² (sand and cement) to £125/m² (lime).
- Silicone, including K-Rend-type systems, is typically indicative £65–£95 per m².
- Per-m² rates usually cover the render work, not scaffolding, removal or extras.
- Small jobs cost more per m² because fixed costs don’t shrink with the wall.
- London and the South East typically run above national ranges.
- Always check whether a quoted rate is ‘render only’ or ‘all-in’ before comparing.
Render cost per m² by system
The table below gives indicative supplied-and-applied rates for each of the main render systems on a sound wall with normal access. They cover the render system itself — materials and the labour to apply them — but not scaffolding or removal of an old surface.
| Render system | Indicative cost / m² | Notes |
|---|---|---|
| Sand and cement | £35–£60 | Lowest up-front cost; usually painted |
| Tyrolean | £50–£80 | Sprayed textured finish |
| Monocouche | £55–£90 | One-coat, through-coloured |
| Acrylic | £60–£90 | Tough, flexible thin-coat |
| Silicone (incl. K-Rend-type systems) | £65–£95 | Water-repellent, breathable; usually through-coloured |
| Mineral / silicate | £65–£100 | Highly breathable |
| Cork | £55–£100 | Flexible sprayed coating |
| Lime | £70–£125 | Skilled multi-coat; for period and solid walls |
| Strip old render & re-render | £100–£170 | Includes stripping the old surface; rendering over pebbledash sits in the same band |
indicative Ranges vary by region, specification, finish and contractor. Not a quote.
The spread within each range reflects the wall, the finish and the region more than the product. A straightforward, flat wall with good access sits at the lower end; a detailed elevation with lots of openings, or a wall needing levelling, sits higher. Our pages on silicone render, monocouche render, acrylic render and lime render explain each system in more depth, and our exterior rendering guide sets the rates in the context of the whole project.
What a per-m² rate usually includes
When a renderer quotes a rate per square metre, it normally covers the work that scales with the wall area: the materials for each coat of the render system, the labour to apply them, and the routine preparation of a sound surface. For a modern thin-coat system that typically means a base coat with reinforcing mesh bedded in, primer where the system requires it, and the finish coat.
Beads at corners and openings are sometimes included in the rate and sometimes priced separately per metre, so it’s worth checking. The same goes for levelling or “dubbing out” uneven walls, which uses extra material and time.
What matters is consistency. A rate is only comparable with another rate if both cover the same things. One renderer’s indicative £70 per m² including mesh and beads may be better value than another’s £60 that excludes them.
What a per-m² rate usually leaves out
The costs that don’t scale neatly with wall area usually sit outside the per-m² rate. These are the ones that catch people out.
Scaffolding is priced for the job rather than per square metre of render, and it’s often one of the largest single costs. Removing old render or pebbledash is a separate, slow stage with its own labour and disposal costs. Repairs to the wall underneath are priced as found. Window sills may need extending or replacing. Fittings such as downpipes, lights and satellite dishes need removing and refitting. Waste disposal and any skip permit, and VAT where the renderer is registered.
Add those together and the gap between “rate × area” and the final quote can be substantial. That doesn’t mean the quote is inflated; it means the per-m² rate was never the whole story. Our house rendering cost guide shows typical whole-house totals with these elements included.
How to measure your walls
Measuring your own walls takes ten minutes and makes every quote easier to understand.
1. Measure the length of each wall you want rendered along the ground.
2. Estimate the height to the eaves. If you can’t measure directly, count brick courses: a standard brick plus its mortar joint is roughly 75mm, so about 13 courses make a metre. A typical two-storey house is commonly somewhere around five to six metres to the eaves, but your own house is what counts.
3. Add gable triangles. For a gable end, add half the width multiplied by the height from the eaves to the apex.
4. Multiply length by height for each wall, and add them up for a gross area.
5. Deduct openings. Subtract the area of larger windows and doors. Many renderers don’t deduct small windows, because the reveals around them take extra work.
Don’t forget smaller areas that are easy to overlook: chimney stacks, the walls of a porch or garage you want done, and the reveals around windows and doors. Reveals are narrow, but on a house with many windows they add up, and they’re fiddly work. Note anything you’re unsure about and ask the renderer how they’ve treated it.
The result won’t match the renderer’s survey exactly, and it doesn’t need to. It gives you a sensible figure to multiply by an indicative rate and compare with the quotes you receive.
A worked example: from rate to quote
Take a hypothetical three-bed semi. The front and rear walls are each about 7 metres wide and 5.5 metres high to the eaves; the side gable is about 8 metres deep with a 3-metre-high triangle above the eaves. That gives roughly 38.5m² front, 38.5m² rear and 44m² plus 12m² of gable on the side — around 133m² gross. Deduct about 23m² for windows and doors and you have roughly 110m² to render.
At indicative £65–£95 per m² for a silicone system, the render work comes to about £7,150–£10,450. Scaffolding to three elevations, protection, sills, fittings and waste then sit on top. For context, our indicative whole-house band for a three-wall job is indicative £8,000–£12,000; the extras, and how complicated the elevations are, decide where a real quote for this house lands within or beyond that band.
If the same house had pebbledash, the rate for those walls would move to around indicative £100–£170 per m² — roughly £11,000–£18,700 for the render work on 110m² — and the total would rise accordingly. That one variable — the condition of the existing wall — is why we always say the wall, not the render, drives the price.
Why small jobs cost more per m²
Fixed costs are the reason a single wall rarely costs a quarter of four. Scaffolding has to be delivered, erected and removed whether it covers one elevation or the whole house. Setting up — protection, mixing, materials on site — takes similar time for a small job as a large one. Materials come in minimum quantities, and a through-coloured render needs enough from one batch for consistent colour. And the crew’s travel and mobilisation are the same for two days’ work as for two weeks.
Spread across a small wall, those costs push the effective rate per square metre well above the table. That’s why many renderers have a minimum job size — most of the specialists we work with take on projects from around £3,500 — and why a front-only job is often priced close to that floor. Our guide to the cost to render the front of a house explains this in detail.
How renderers actually build a price
Understanding the renderer’s side of the sum helps you read their quote. Most build a price from a few components.
Labour. The crew’s time, based on how many square metres they expect to complete per day for your wall and system. Multi-coat systems with mesh and curing time between coats take longer than a single-coat product; detailed elevations take longer than flat ones.
Materials. Base coat, mesh, beads, primer and finish coat in the quantities your wall needs, plus wastage.
Access. Scaffolding hire for the duration, or the cost of their own access equipment.
Preparation and removal. Time and disposal for anything that has to come off.
Overheads and margin. Insurance, vehicles, training, guarantees and running a business.
Seasonality plays a part as well. Renderers’ diaries fill up in spring and summer, when the weather suits the work, and that can be reflected in both prices and lead times. Quieter months may bring more flexibility, though render shouldn’t be applied in frost or heavy rain, so winter work always depends on conditions. A renderer who is honest about weather risk on a winter booking is usually a renderer worth trusting.
A per-m² rate is a way of expressing the first two in a single figure. It’s convenient, but it hides the assumptions behind it — which is why two renderers can quote different rates for the same wall and both be reasonable.
Want a rate based on your actual walls? SmartMatch™ pairs you with one vetted local specialist for a free survey and itemised quote.
Get a free quote →How location affects the rate
Labour rates vary across the UK, and render prices follow them. London and the South East typically sit above the national ranges in the table, and within any region local demand and how busy renderers are can move prices too.
That’s why a national per-m² figure is only a starting point. A quote that looks high against a national range may be entirely fair for your area. A local survey is the only way to pin it down for your house.
How finish and colour affect the rate
Within a system, the finish you choose can nudge the rate, because finishes differ in how much material they use and how long they take to apply evenly. A smooth, scraped finish is the clean, even texture on most modern homes; dashed, roughcast and very fine finishes each have their own demands on material and skill. If you’re choosing between finishes, ask the renderer to price each one rather than assuming which is cheaper.
Colour has less effect than most people expect. Standard colours in a manufacturer’s range are usually priced the same; bespoke tints or very strong colours can carry a premium. Ask your renderer whether your chosen colour is standard, and if you’re torn between two shades, whether either would change the price. Choosing from the standard range is usually the simplest way to avoid a surcharge without limiting your options much. For ideas, see our silicone render colours guide.
How to compare per-m² quotes fairly
If you’re comparing quotes that are expressed per square metre, check four things before comparing the numbers.
The same area. Have both renderers measured the same walls and deducted openings the same way? A difference in measured area can make a lower rate produce a higher total, or vice versa.
The same scope. Does each rate include mesh, beads, primer and preparation, or are some of these extras?
The same system and finish. A silicone rate and a monocouche rate aren’t comparable, and neither are a scraped and a dash finish.
Everything outside the rate. Scaffolding, removal, sills, fittings, waste and VAT can easily outweigh a few pounds’ difference in the rate.
In the end, compare totals for the same specification rather than rates in isolation. Our guide on how to get accurate rendering quotes explains how to brief renderers so their totals line up.
Per-m² rates when old render comes off
When the existing surface has to be removed, the effective rate rises sharply. Hacking off old render or pebbledash is slow, physical work that produces a lot of heavy waste, and the wall underneath often needs repairs before the new render goes on. As an indicative guide, stripping and re-rendering typically comes to around indicative £100–£170 per m².
Firmly bonded pebbledash can sometimes be rendered over instead of stripped. That avoids the removal stage, but the dashed surface still has to be prepared and levelled, and our indicative basis puts rendering over pebbledash in the same £100–£170 band. The renderer should tap the wall at the survey and tell you which route applies, and why. Our re-rendering cost guide and pebbledash removal page cover the removal stage in detail.
Why repairs aren’t priced per m²
Small render repairs are almost never priced by the square metre. A crack repair or a blown patch involves setting up, cutting out, making good and trying to blend the repair into the surrounding finish, and that work costs much the same whether the patch is half a square metre or two. Repairs are therefore usually priced per job. As indicative guides from our render repair page, a small crack repair is often around indicative £150–£400, and larger patch areas £800–£2,500.
If repairs start to add up across a wall, compare the total with re-rendering the elevation. Once failure is widespread, patching repeatedly can cost more than replacing the render once, and the patches rarely match perfectly.
Per-m² rates for insulated render (EWI)
External wall insulation with a render finish is a different proposition from a standard render, because you’re paying for insulation boards, fixings and a reinforced base coat as well as the finish. As an indicative guide, insulated render systems typically sit around indicative £90–£150 per m², excluding scaffolding and removal of any old render.
The extra cost buys a warmer wall and, potentially, lower heating bills, but it also brings extra detailing at windows, eaves and services, and sometimes extended sills and roof overhangs. If you’re considering it, ask for EWI to be quoted alongside a standard re-render so you can compare the two properly.
The per-m² cost over the life of the render
A per-m² rate tells you what render costs to put on, not what it costs to own. A painted sand and cement render may be the cheapest per square metre today, but it needs repainting periodically — paint, labour and often scaffolding each time. A through-coloured silicone or acrylic system costs more per square metre up front but doesn’t need routine repainting.
When you compare rates, it’s worth asking what each finish will cost to keep looking right over the years you expect to own the house, not just what it costs on day one.
Why published per-m² figures vary so much
If you search for render prices, you’ll find published per-m² figures that differ widely. That’s mostly because sources measure different things. Some quote materials only; some quote trade supply-and-fix rates excluding scaffolding; some quote installed prices including scaffolding and preparation; and some blend everything into an “all-in” figure. Regional differences and the date of the figures add further variation.
The ranges in this guide are indicative supplied-and-applied rates for the render work, with removal shown separately. They’re designed to help you sense-check a quote, not to replace one. If a quote is well outside them, ask the renderer to explain why — there’s often a good reason.
When a lower rate gives a higher total
Here’s a simple illustration of why rates alone mislead. Two renderers quote the same house for the same silicone system. Renderer A measures 100m² net, deducting every window and door, and quotes indicative £76 per m² including full mesh and all beads: £7,600 for the render work. Renderer B measures 118m², deducting only the doors, and quotes indicative £68 per m² with beads charged separately: £8,024 before the beads are added.
The £68 rate looks cheaper and is the more expensive quote. Neither renderer is necessarily wrong — B may be allowing for the extra work in the reveals rather than deducting them — but you can only see that once both have shown their measured area and their inclusions. Ask each one to state the area, how openings were treated and what the rate covers, and the comparison becomes straightforward.
Questions to ask about any per-m² rate
A short list of questions turns a bare rate into something you can rely on. Put these to each renderer, ideally in writing so the answers sit alongside the quote.
- Is the area gross or net? And which openings, if any, have been deducted?
- How are reveals priced? Within the rate, per linear metre, or as a separate item?
- Is the mesh full-coverage? Or only at stress points such as the corners of openings?
- Are beads and primer included? Corner, stop and base beads add up on a detailed elevation.
- What happens if the wall needs levelling? Is dubbing out an uneven wall in the rate or charged as found?
- What if the area changes? If the measured area differs once the scaffold is up, is the price adjusted at the same rate, and in both directions?
Clear, consistent answers are a good sign in themselves. A renderer who can explain how their rate is built is usually one who has measured carefully.
When a per-m² rate won’t help you
Per-m² thinking is most useful on whole-house jobs with sound walls. It’s much less useful for small jobs, where fixed costs dominate; for jobs where old render has to come off, where the extent of repairs is unknown until work starts; and for specialist work such as lime on a listed building, where skill and method matter more than area.
In those cases, focus on the itemised specification and the quality of the renderer rather than the rate. A good specialist will explain what’s driving the price for your particular house.
Getting a price for your walls
The only rate that matters is the one for your wall, from a renderer who has seen it. Ask for a survey and an itemised written quote that states the area measured, the system and finish, and everything included and excluded. Our guide on how to choose a rendering contractor covers the wider checks.
If you’d rather skip the legwork, SmartMatch™ weighs render-type experience, verified reviews, online reputation, insurance and accreditation to introduce you to one vetted local specialist for a free, no-obligation survey and quote. You can browse every system on our services page.
Frequently asked questions
How much does render cost per m²?
How much is silicone render per m²?
Does the per m² price include scaffolding?
How much does it cost per m² to remove and replace render?
How do I calculate how much render I need?
Why is rendering a small area more expensive per m²?
Is render more expensive in London?
What is the cheapest render per m²?
Does a textured finish cost more per m²?
Why do online render prices vary so much?
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