Published Scottish ranges are broad because access, strip-back, wall condition and finish choice can materially change the job.
Published Scottish ranges are broad
Current Scottish cost guidance puts full roughcasting of an average semi-detached house roughly in the £4,000–£9,000 region, while larger detached properties can reach around £7,000–£15,000 or more. Full strip-back and major substrate preparation can add substantially to the base job.
| Project | Indicative 2026 guidance |
|---|---|
| One complete elevation / smaller project | Can start in the low thousands, depending on wall area and access |
| Average semi-detached full house | Roughly £4,000–£9,000 in published Scottish guidance |
| Larger detached full house | Roughly £7,000–£15,000+ in published Scottish guidance |
| Full strip-back | Often materially more due to labour, disposal and repairs |
What changes the number?
How much old material has to come off
If the existing finish is unstable or poorly bonded, more removal and disposal may be needed before the new system can be built up.
The condition of the wall underneath
Cracks, damaged blockwork, poor backgrounds or water-related defects can add preparation work that was not visible from the street.
Access and scaffolding
Height, conservatories, narrow side access, neighbouring boundaries and uneven ground can all influence scaffold and labour costs.
The finish/system selected
Traditional roughcast, modern renders and proprietary systems use different materials and build-ups. Make sure the quote names the proposed system rather than simply saying “render house”.
Price per square metre is not the whole story
Square-metre rates can be useful for a first comparison, but fixed items such as scaffolding, protection, skips and mobilisation mean small elevations can have a higher effective rate than a larger job.