House Clearance Cost & Prices
How much does a house clearance cost? A single room starts from £195 and a full house from £850. Here is exactly what drives the price in London — and how man-and-van clearance compares to fixed-fee firms.
What Does House Clearance Cost in London?
There is no single flat rate for a house clearance because no two properties hold the same amount. What you are really paying for is volume and labour — how much has to be carried out, how long it takes, and how it is disposed of. As a rough London guide, most clearances fall between £195 for a single room and around £1,095 for a large, heavily filled property. The table below shows typical starting prices by property size; the fastest way to a firm figure is a quick look in person or a photo-and-video walk-through.
House Clearance Prices by Size
Single room
One bedroom, lounge, garage or loft cleared
One-bed flat
Full contents of a one-bedroom flat
Two-bed home
Typical two-bedroom house or flat
Three-bed house
Fuller family home, garden and loft
Full / large house
Whole property, multiple rooms and outbuildings
Hoarded / probate
Heavily filled or sensitive clearances, priced on view
Guide prices — everything included: labour, transport, disposal and recycling, with no hidden charges. Final price fixed after a quick look or from your photos. See our full house clearance service.
What Affects the Price
How much there is
A part-full two-bed costs far less than one packed to the ceiling. Volume is the single biggest factor — we price the space and labour, not the number of rooms alone.
Access
Third-floor flat with no lift, tight Victorian stairwells, long driveways or permit-only parking all add carrying time. Ground-floor with parking at the door is quickest and cheapest.
Item types
Standard furniture and boxes are straightforward. Fridges and freezers need licensed WEEE disposal, and pianos, safes or hazardous items add specialist handling.
How much is reusable
Furniture and appliances in good condition can be donated or resold, which keeps disposal costs down. Broken, bulky or mixed loads cost more to process at licensed transfer stations.
Where you are
Central London jobs with red routes and low-emission zones take longer to work than an outer-borough house with a driveway, so location plays a part.
Man-and-Van Clearance vs Fixed-Fee Firms
Big fixed-fee clearance companies quote a set price for a whole property regardless of how full it is — which is convenient, but you often pay for space you never use. Our man-and-van clearances are built on our £65/hr rate, so you only pay for the time and load the job actually takes. For a part-cleared home, a downsizing job or a single room, that is almost always cheaper. For a full, packed property we still fix the price after a look so there are no surprises. Either way the figure includes labour, transport, disposal and recycling — no add-ons at the end.
Want the full picture — including probate, bereavement and hoarded-home clearances, and where your items actually go? Read our detailed house clearance cost guide for London.
Related Services & Areas
House Clearance
Our full clearance service — end of tenancy, probate and downsizing.
Rubbish Removal
Single-load rubbish and waste clearance, from £95.
Sofa & Mattress Disposal
Bulky single items collected and recycled, from £95.
Fridge Removal
Licensed WEEE fridge and freezer disposal, from £95.
Uxbridge
Local house clearance across Uxbridge and Hillingdon.
Ealing
House and flat clearances across Ealing and West London.
Frequently Asked Questions
How much does a full house clearance cost?
A full or large house clearance in London typically starts from £850 and can rise towards £1,095 for a big, heavily filled property. The exact price depends on how much there is, the access, and how much can be reused or recycled. We fix the figure after a quick look or a photo walk-through.
How much is it to clear one room?
A single room — a bedroom, lounge, garage or loft — starts from £195. A one-bed flat starts from £395 and a two-bed home from £595. You only pay for the space and labour the job actually uses.
Is house clearance cheaper with a man and van?
Usually, yes — for part-cleared homes, downsizing and single rooms. Because our clearances are based on our £65/hr man-and-van rate, you pay for the time and load involved rather than a fixed whole-house fee that assumes the property is full. For a packed house we still agree a fixed price up front.
What is included in the price?
Everything — labour, transport, disposal and recycling. There are no hidden charges added at the end. Usable furniture and appliances are donated or resold where possible, and the rest goes to licensed recycling centres and transfer stations.
Do you clear probate and bereavement properties?
Yes, sensitively and discreetly. We can work from photos if you cannot be there, keep anything you want to retain aside, and explain how the contents are handled for executors and agents who need to account for them. See our full cost guide for details.
What the price includes — and what it doesn't
The most common complaint about clearance companies is a price that grows once the van is loaded. So here is the whole of ours, before you book, including the parts that cost extra.
Included in the price we quote
No line of this is billed separately afterwards.
- Labour — the crew, the carrying and the loading.
- The van, the fuel, ULEZ and the congestion charge — London charges are ours, not yours.
- Disposal and recycling of the load — the tipping cost is inside the price.
- Access from anywhere on the property — any room, up or down stairs, or out of the garden.
- VAT — the price you are shown is the price you pay.
- Waste transfer paperwork for your load, on request — so your duty of care is documented.
Priced separately, or not carried at all
Told to you up front, never discovered on the invoice.
- Upholstered seating and mattresses carry their own disposal fee, because the law forces them down a more expensive route than the rest of your load. The amount is on our pricing page before you book.
- Hazardous items — paint, chemicals, asbestos, tyres and gas bottles cannot travel in a general load and need a specialist route. We will tell you which one.
- Fridges, freezers and electricals have a separate WEEE route — flag them when you book so we arrive with the right van.
- Anything flammable, explosive, illegal, or alive — we cannot carry it, and we will say so before the day.
If there turns out to be more than we quoted for, you hear the new price before anything goes in the van — not once it is loaded, and not on the invoice. The same goes for access: tell us when you book if your street is permit-only or on a red route, or if the job is above the third floor with no lift, and we plan for it instead of pricing round it on the day.
What happens to your waste after we drive away
Most clearance companies stop this story at the word "recycled". Here is the actual route your load takes, including the part of it that nobody advertises.
It goes in by hand
Everything is carried out and loaded by the crew — from the room, the garden or the kerbside. What is in the load matters, because what is in it decides where it is legally allowed to go.
Sorted, not buried
The load goes to a licensed transfer station or recycling centre, where it is separated by material. It is not tipped straight into a hole in the ground.
Recovered by material
Metal, wood, cardboard, textiles and electricals are pulled out for recycling or recovery. Green waste is composted.
The bit nobody advertises
Upholstered furniture cannot be recycled at all. Since January 2023 the Environment Agency presumes every domestic sofa, armchair and padded dining chair contains persistent organic pollutants, so it must be kept apart from other waste and incinerated — never landfilled, never shredded for reuse. That law, not a markup, is why soft seating carries its own fee. Whatever is genuinely left after sorting goes to energy recovery.
- Metal
- Wood
- Cardboard & paper
- Textiles
- Electricals (WEEE)
- Green waste
We do not publish a recycling percentage. You will see "90% diverted from landfill" on a lot of clearance websites. The sorting happens at the transfer station, after our van has left, and we are not going to take credit for a figure we cannot evidence. What we can give you is the route your load takes and the paperwork for it — and if you want to check who handles it, ask us to identify the registered carrier for your collection and verify them on the Environment Agency public register before we load.
Proof, not adjectives
Anyone can type "trusted" and "reliable" onto a website. These are the things about us you can actually check.
We are a small London crew, not a national booking platform, and we are not going to pretend otherwise: we have 22 reviews on Google and 3 on Yell. That is all of them. Every one is public, unedited and one tap away — which is worth rather more than a five-figure review count you have no way of reading.
Harlesden NW10Kerbside clearance, done the same dayBagged household waste, flattened cardboard and moulded packaging cleared off the pavement outside a terraced property — no skip, no permit, no waiting.Read the job →
Ealing W5A garden full of tree cuttingsPalm and cordyline cuttings and branches stacked along the pavement, loaded by hand and taken away for composting and recycling.Read the job →Ready To Move?
Get in touch now for a free, no-obligation quote. We're ready when you are.