- Postcode districts
- DA18, SE2, SE28
- Nearby
- Barking, Welling and Becontree
- Guide price
- £2,200–£5,600
- Typical time on site
- 2–4 working days
- Water
- Very hard across most of Greater London
- Survey
- Free, at your home
What does a cloakroom or downstairs WC cost in Thamesmead?
For Thamesmead, our guide range for a cloakroom or downstairs WC is £2,200 to £5,600 including VAT. We adjust the national guide for London, where prices are typically about 25% above the UK average. The figure depends on the size of the room, whether anything moves, and the products you pick.
Refit
- Compact WC and corner or wall basin
Upgrade
- Feature tiles and lighting
New cloakroom
- Formed under the stairs or in a utility
Guide prices for Thamesmead including VAT. Your itemised written quote after the free survey is the price that counts.
Working in Thamesmead
We work right across Thamesmead — DA18, SE2 and SE28 — and in neighbouring Barking and Welling.
In Thamesmead, many bathrooms are in flats or converted houses, so we check lease consents, access and the floor below before we price. Where your Thamesmead home already has a WC on gravity drainage, a macerator opens up more places a new cloakroom can go. If your Thamesmead cloakroom has no window, we size and duct the extractor fan so the room clears properly.
Water across much of Greater London is very hard. Taps, plug wastes and toilet pans scale up quickly, so chrome copes better than matt black, and a removable aerator is worth having. Hardness varies street by street, so check the figure for your postcode with your water supplier.
What the job includes
- An extractor fan ducted to outside, wired with an overrun timer or linked to the light
- Strip-out of the old fittings, waste removal and making good on the hall side
- Compact sanitaryware: a short-projection, back-to-wall or wall-hung WC and a corner, wall-hung or slim vanity basin
- Splashback or feature tiling and a new floor, often LVT or porcelain
Decisions to make first
Door
An outward-opening door is usually needed so it does not hit the WC. A sliding door suits a narrow hallway where an outward door would block the way.
Under-stair layout
Headroom drops quickly under stairs. The basin and the space in front of the WC need standing height; the low end of the room can take the cistern or storage.
Rules that apply in England
In England, a new WC connected to the soil stack or drain is drainage work under Part H, and a newly formed cloakroom without an opening window should have mechanical extract; Approved Document F gives 6 litres per second as the design rate for a WC, against 15 for a bathroom. Because a cloakroom has no bath or shower, adding a light to an existing circuit is not notifiable under Part P, but a new circuit is.
