Plastering Cost London 2025 — Skim, Re-plaster and Repair Prices
Plastering costs in London range from £80-150 for crack repairs to £500-1,000 for a full room re-plaster. This guide covers skim coat vs full plaster, what affects the price, drying times, and how to avoid common problems in London's Victorian housing stock.
Plastering Costs in London 2025
Plastering prices in London depend on the type of work, room size, access, and substrate condition. As a guide:
- Crack and hole repairs: £80 - £200 per session (small areas)
- Skim coat (re-skim), bedroom (approx 12m²): £200 - £350
- Skim coat, living room (approx 18m²): £280 - £450
- Full two-coat plaster, bedroom: £450 - £750
- Full two-coat plaster, living room: £700 - £1,100
- Plasterboard dry-lining (per m²): £25 - £45 per m²
- Artex/textured ceiling skim: £150 - £300 per ceiling (if no asbestos present)
Skim Coat vs Full Re-plaster
A skim coat (finish coat) applies 2-3mm of finishing plaster over an existing plaster or plasterboard base. It is suitable when the underlying plaster is structurally sound but the surface is rough, damaged, or has been filled and needs a smooth uniform finish. Drying time: 3-7 days before painting.
A full two-coat plaster system (browning coat plus finish coat) is required when the existing plaster has blown from the wall, is structurally unsound, or has been removed. The browning coat builds up to 11mm and must cure before the finish coat is applied. Full drying time before painting: 4-6 weeks, though emulsion can be applied after 3-4 weeks with sufficient ventilation.
London's Victorian Plaster Stock
The majority of London's pre-war housing stock was originally finished in a three-coat lime plaster system: a scratch coat of coarse stuff (lime, sand, and animal hair), a floating coat, and a finish coat of lime putty. This system, when intact, is breathable, flexible, and extremely durable — well-maintained Victorian lime plaster can last 100+ years.
Problems arise when gypsum cement-based plaster is applied directly over old lime plasterwork without proper preparation. The two materials have different rates of movement — cement plaster is rigid while lime is flexible. Over time this causes delamination, cracking, and blowing. In London period properties, Prestige Engineers always assess the underlying plaster system before specifying the repair approach.
Artex and the Asbestos Risk
Artex (and other textured coatings) applied before 1999 may contain chrysotile (white) asbestos. The HSE estimates that textured coatings in properties built or refurbished between 1945 and 1985 have a significant chance of containing asbestos at levels requiring management or removal. In this risk band:
- Plastering over (skimming) undisturbed Artex is generally considered low risk, but the Artex must be in sound condition
- Sanding, dry scraping, or machine removal of suspect Artex is notifiable work requiring a licensed contractor under the Control of Asbestos Regulations 2012
- An asbestos sample test (£50-100 per sample, 2-3 day turnaround) is recommended before specifying any intrusive work on pre-1999 textured ceilings
Prestige Engineers will advise on asbestos risk before any plastering work on period London properties, and can organise sampling where required.
Bonding, Browning, and Multi-Finish — Which Plaster When?
British Gypsum Thistle products are the trade standard for London plastering:
- Thistle Bonding Coat: For low-suction, smooth, or dense substrates such as engineering brick, concrete, or old painted surfaces. Provides mechanical key for the finish coat
- Thistle Browning: For medium-suction backgrounds such as blockwork, dense brick, and sand/cement render. The most commonly used backing coat in domestic work
- Thistle Hardwall: For high-impact or high-traffic areas — stronger than browning
- Thistle Multi-Finish: The standard finish coat over most backing coats and plasterboard. Produces a smooth white finish suitable for painting after drying
- Thistle Board Finish: Specifically for plasterboard surfaces — very low suction, sets faster than Multi-Finish
Frequently asked questions
How long does new plaster need to dry before painting in London?
New plaster must dry thoroughly before painting. A skim coat over existing plaster takes 3-7 days in normal conditions. Full two-coat plaster takes 4-6 weeks before oil-based paint and 3-4 weeks before emulsion (applied as a mist coat first). London's damp climate means drying can take longer in winter — adequate ventilation and heating accelerates drying.
Why is my plaster blowing off the wall in a Victorian London property?
Blown plaster in Victorian properties is most commonly caused by moisture penetration behind the plaster (rising damp, penetrating damp from outside, or a leak), or by incompatible materials — typically hard cement-based plaster applied over original lime plaster. The underlying cause must be identified and resolved before replastering, otherwise the new plaster will fail in the same way.
Can I plaster over my artex ceiling?
Yes, if the artex is in sound condition and has been tested and confirmed asbestos-free (or if the property was built after 2000 when asbestos use was banned). If asbestos is present at low levels and the artex is undisturbed, skimming over it is generally acceptable — but get professional advice. Never sand or scrape suspect artex.