House Clearance Cost in London: Prices by Property Size
By the Waste Collectors team · 7 min read
The house clearance cost in London depends on one thing more than anything else: how much there is to take away. A single room of furniture costs a fraction of a fully furnished three-bedroom house, even on the same street.
We clear houses and flats across London every week, and we price every job from photos before we arrive. Below are the real prices we charge, what pushes a price up or down, and how to keep your own house clearance cost as low as possible.
Short answer: a small house clearance in London starts at around £100 to £135. A one-bedroom flat is usually about a full van, around £350, and a two or three-bedroom house is usually £550 to £700. Bigger houses are priced at £600 to £700 per full load. Labour, loading and licensed disposal are always included.
How much does a house clearance cost?
House clearance prices are worked out by how much space your things take up in our van, plus anything that needs extra work, like a high floor with no lift or very heavy furniture. These are the prices we charge across London.
| What needs clearing | Roughly how much | Typical price |
|---|---|---|
| A few items | A chair, a mattress or a few bags | from £49 |
| A small clear-out | 20–25 bags, or a few pieces of furniture | £100 – £135 |
| One or two rooms | A bedroom or living room of furniture | £175 – £250 |
| A one-bedroom flat | About a full van | around £350 |
| A two or three-bedroom house | ¾ to a full XXL van | £550 – £700 |
| Four bedrooms or more | A full XXL van per load | £600 – £700 per load |
Our own prices for house clearance in London, including loading, labour and disposal at licensed sites. Every job gets a fixed price from photos before we arrive.
The full price list shows every load size if you only need part of a property cleared.
How much is a house clearance in a few real London jobs?
Furniture and room contents
A shelf unit, chest of drawers, leather sofa, washing machine, stools and bags, all carried out of the house.
Clear-out after a move
Old drawers, crates, plastic, wood and metal from the back garden, carried out through the house.
Boxes and small furniture
A vacuum cleaner, TV stand, scales and boxes, carried down from a flat and taken away.
Each of these was priced from photos sent on WhatsApp, and the price didn’t change on the day.
What affects the price of a house clearance?
- The amount. This is the biggest factor. A half-empty house costs much less than one with every cupboard full.
- Heavy and bulky items. Pianos, solid wood wardrobes, sofa beds and rubble take more effort and more space in the van.
- Access. A top-floor flat with no lift, a long carry from the van or a tight staircase adds time. We include all of that in the fixed price.
- Fridges and electricals. These have to go to approved recyclers, so they can add a little to the price.
- Things that can be reused. Good furniture that can go to reuse or charity takes up the same space, but it’s kept out of landfill.
- Parking. In most of London we load on the street or in a bay, so permit parking is part of the plan rather than an extra.
Full house clearance cost
A full house clearance means everything goes: furniture, kitchen contents, clothes, the loft, the shed and the garden. For a typical two or three-bedroom London house, the full house clearance cost is usually £550 to £700. Larger or very full houses can take more than one load, priced at £600 to £700 per full XXL van.
Most house clearances are done in a single day. You don’t need to be there, as long as we can get a key from a neighbour, a family member or your agent. Anything that looks valuable or personal, like documents, photos or jewellery, is put aside and handed back to you.
Probate and bereavement clearances are priced the same way. Our bereavement house clearance page explains how we handle them with care.
Hoarder house clearance cost
A hoarder house clearance is priced in exactly the same way, by volume. The difference is that a hoarded home often holds far more than it looks from the door, so it’s usually more than one load. Send us photos of every room, including the loft and garden, and we’ll give you one fixed price for the whole job. We work quietly and treat the property and the people in it with respect.
Garage clearance cost and loft clearance cost
A garage or loft clearance follows the same rule: the price depends on how much is in there. Our garage clearance cost ranges from about £100 for around a quarter of a standard van load to about £350 for a full standard van load. A loft clearance cost is the same, from around £100 to around £350, depending on how much is up there.
We bring everything down from the loft ourselves, carefully and without damaging the hatch or the landing. See garage clearance and loft clearance for more detail.
How much do councils charge for house clearance?
London councils run bulky waste collections rather than full house clearances. They collect a small number of large items for a set fee, and the items usually have to be outside the property, at street level, on the collection day. That works well for a sofa or a mattress, but it can’t empty a house.
For a whole property, a licensed house clearance company is the realistic option. You can see how each council service works on our borough pages, for example Croydon, Enfield, Wandsworth and Lewisham.
How to keep your house clearance cost down
- Take what you want first. Family members should remove anything they’re keeping before the clearance day, so you only pay for what’s left.
- Sell or give away good furniture. Charities and local reuse groups often collect good-condition furniture for free.
- Send clear photos of every room. The more we can see, the more accurate your fixed price, with no surprises on the day.
- Do it in one visit. Booking the whole property at once is cheaper than several small collections.
- Compare like for like. A skip can look cheaper until you add the permit and the loading. Our guide to skip hire prices vs man and van compares the two.
How much do house clearance companies charge, and who should you use?
Most house clearance companies in London charge by volume, the same way we do. Before you book, check these four things:
- A waste carrier licence. Anyone taking your waste must be registered with the Environment Agency. You can check any company on the public register.
- A waste transfer note. You should get one for every collection. It shows where your waste went.
- A fixed price in writing. A clear price from photos, with labour, loading and disposal included.
- Reuse and recycling. A good company sorts the load, so furniture, metal, wood and electricals don’t all end up in landfill.
If waste from your home is fly-tipped, the person who handed it over can be fined, so the licence check really matters. Our house clearance in London service covers flats, houses, probate and end-of-tenancy clearances.
Common questions
A small clear-out starts at around £100 to £135, a one-bedroom flat is usually around £350, and a two or three-bedroom house is usually £550 to £700. Larger houses are priced at £600 to £700 per full load.
Usually £550 to £700, depending on how full the house is. A very full house, or one with a packed loft and garage, can need a second load.
Most of our full house clearances in London come to between £350 for a flat and £700 for a family house. Partial clearances are often under £250.
Most house clearances are done in a single day. Flats and partial clearances often take a few hours.
No. Leave a key with a neighbour, a relative or your agent, and we’ll send you photos once the property is clear.
Yes. The fixed price you get from your photos includes labour, loading, transport and disposal at licensed sites.
Want an exact house clearance price?
Send us photos of each room and we’ll reply with one fixed price, usually within minutes.