Replacement windows · by type of home
Replacement windows for a flat
Replacement windows for a flat make a small job, but one with conditions a house does not have. In a leasehold block the freeholder or managing agent often has to approve the new windows, and the frames you see from the street may count as part of the building rather than your flat.
Are replacement windows for a flat right for your home?
Suits
- Leaseholders and owners of purpose-built or converted flats
- Anyone replacing the windows in one or two rooms rather than a whole building
- Flats where one tired window is letting in draughts or noise
Good points
- The smallest and quickest whole-home job
- Few windows means one day of fitting is often enough
- Scaffolding is rarely needed above ground floor
Watch out for
- Freeholder or lease consent may be needed before you order
- A single sash or bay can cost as much as several plain casements
- Some blocks require a matching style across every flat
What replacement windows for a flat cost
Replacement windows for a flat typically cost £2,400 (1 or 2-bed flat, three to five uPVC casement windows, fitted), with most jobs between £1,200 and £4,000. That includes VAT at 20%. Fitting takes 1–2 days on site.
What you would actually pay
Typical 1 or 2-bed flat, three to five uPVC casement windows, fitted · UK- Typical installed cost Replacement windows for a flat, supplied and fitted
- £2,000
- VAT at 20% Standard rate
- £400
- Net cost to you
- £2,400
If you borrowed £2,400.00 over 36 months at 0.0%, it would cost £66.67 a month – £2,400.00 in total, of which £0.00 is interest. The last payment would be £66.55.
Illustration only – not a quote, not an offer of credit, and not financial advice. Rates depend on your circumstances and creditworthiness.
Where the money goes on replacement windows for a flat
| Element | Typical range |
|---|---|
| Windows, made to measure Three to five double glazed units in a white uPVC profile, with standard locks and handles. | £720 – £2,800 |
| Fitting Fitters taking out the old frames and fixing, packing and sealing the new ones, usually in a single visit. | £300 – £1,400 |
| Removal and disposal Taking the old windows away, normally included in the fitter's price for a job this small. | £0 – £180 |
| Access Ground and first floor windows can usually be reached from inside, so scaffolding is rarely needed. | £0 – £360 |
Guide prices including VAT. Your actual cost depends on your home, access and specification.
What moves the price of replacement windows for a flat
- Lease and freeholder rules
A managing agent can require a particular profile, colour or glass pattern, and that choice sets the price more than the size of the flat.
- Number and size of windows
Each window is made to measure, so a large living room window can cost more than two bedroom windows together.
- Style
Plain casements are the cheapest. Sliding sash and bay windows in older conversions cost more because there is more frame and hardware in each.
- Floor level
Windows on upper floors of a block may need a hoist, a cherry picker or scaffold towers, which a ground floor flat avoids.
What should be in a quote for replacement windows for a flat
If a quote is missing any of these, ask why before you compare it with another.
- The number of windows, each one's size and style, and which panes open
- The frame profile or brand, its colour inside and out, and the guarantee on frames and glass
- The glass: its energy rating or U-value, whether it is toughened where it needs to be, and any obscure panes
- Removal and disposal of the old windows and frames, and whether scaffolding is included
- Making good the plaster and reveals inside, and new sills and trims
- FENSA or CERTASS registration, so the work is certified under Building Regulations
- Whether the guarantee is insurance-backed, and what deposit is asked for
Replacement windows for a flat prices by region
Labour is most of the difference. Typical price (1 or 2-bed flat, three to five uPVC casement windows, fitted), including VAT.
| Region | Typical | vs UK average |
|---|---|---|
| London | £3,000 | +25% |
| South East | £2,800 | +17% |
| South West | £2,600 | +10% |
| East of England | £2,500 | +6% |
| West Midlands | £2,500 | +4% |
| Scotland | £2,400 | +2% |
| East Midlands | £2,400 | UK average |
| Yorkshire and the Humber | £2,400 | UK average |
| North West | £2,400 | −2% |
| North East | £2,300 | −5% |
| Wales | £2,300 | −6% |
| Northern Ireland | £2,100 | −12% |
Common questions
Do I need my landlord's or freeholder's permission to replace flat windows?
Often, yes. In many leasehold flats the windows belong to the building, so the lease or the managing agent decides what you may fit. Check before you order, because made-to-measure windows are not returnable.
Is it cheaper to replace windows in a flat than in a house?
The total is lower because there are fewer windows, but the cost per window is usually similar. Small jobs also carry fixed costs, such as the survey and delivery.
Can I replace just one window?
Yes. A single replacement costs more per window than a whole-home order, so it is worth asking the installer to quote both.
Where the replacement windows for a flat prices come from
We store each price without VAT and add it back for display. These are the published guides behind the figures:
- MyJobQuote, uPVC windows cost, 9 July 2026: whole-house estimates, fitted; VAT treatment not stated, so treated as VAT-inclusive and divided by 1.2 to store ex-VAT
- BestBuilders, double glazing cost UK, Q3 2026: whole-house table, fitted, VAT stated as included (divided by 1.2 to store ex-VAT)
- HMRC VAT Notice 708/6: glazing is not an energy-saving material, so the standard rate applies
Get quotes for your home
A guide price only takes you so far. Local firms can price the work on your own home, and comparing a few quotes is the quickest way to see what is reasonable.
Compare free quotes