1-bedroom apartment gut
$200k – $400k
Roughly 600–900 sf. Full strip-to-studs, new plumbing and electrical, new kitchen and bathroom, mid-to-premium finishes, layout reset within existing footprint.
Cost guide
What a gut renovation actually costs in NYC right now.
Real per-square-foot and per-unit cost ranges for NYC gut renovations in 2026, broken down by apartment size and building type with the scope decisions that move the number.
A gut renovation strips a space back to the studs and rebuilds it. Plumbing, electrical, HVAC, framing, finishes — everything new. The cost depends primarily on the size of the unit, the building type, the finish tier, and how much the layout is changing.
The ranges below reflect 2026 NYC gut renovation costs in apartments, co-ops, condos, brownstones, and townhouses. They assume filed-plan work, expediter coordination, full waterproofing where required, and a licensed general contractor doing the work cleanly.
Cost tiers
What clients typically spend at each tier.
Cost ranges below reflect typical 2026 NYC pricing for the scope tier described. Your actual number depends on building type, finish level, and project specifics.
2-bedroom apartment gut
$300k – $600k
Roughly 900–1,400 sf. Same scope as a 1-bed gut plus a second bathroom, more flooring, and more cabinetry. Higher end for premium finishes and layout changes.
3+ bedroom or large apartment gut
$500k – $1M+
1,400+ sf. Multiple bathrooms, larger kitchen, sometimes structural work. Premium finishes and custom millwork push the number toward the top of the range.
Townhouse or brownstone full renovation
$750k – $3M+
Multi-floor scope with mechanical replacement, layout reset across floors, original-detail preservation, and modernized systems. Brooklyn and Manhattan brownstones routinely land $1M–$2.5M for a comprehensive renovation.
Per-square-foot benchmarks
Gut renovations in NYC most often land between $400 and $900 per square foot in 2026, with the spread driven by finish level, layout complexity, building cooperation, and trade availability.
- Mid-market gut (mid-range finishes, same layout): $350–$500/sf
- Mid-premium gut (custom kitchen and baths, layout changes): $500–$700/sf
- Premium gut (high-end finishes, structural changes, integrated millwork): $700–$1,100/sf
- Luxury townhouse gut (full custom, original-detail preservation, multi-floor mechanicals): $900–$1,500/sf+
What pushes the number up
A few decisions and conditions consistently move gut renovation costs higher than the initial estimate.
- Filed-plan scope: Alt-1 or Alt-2 filings add expediter costs ($8k–$30k+), filing time (8–16 weeks), and stricter inspection paths.
- Layout changes: every plumbing relocation requires accessing the floor or unit below; every wall move requires structural confirmation.
- Building cooperation: co-ops with strict alteration agreements add weeks of pre-construction time and tighter work-hour windows.
- Custom millwork: built-in storage, custom closets, paneling, and integrated cabinetry have wide finish-tier ranges.
- Mechanical replacement: full HVAC, electrical service upgrade, and plumbing replacement are major line items in older buildings.
- Original detail preservation: in brownstones and pre-war apartments, restoring moldings, plaster, herringbone floors, and original windows is labor-intensive.
What the timeline really looks like
Gut renovation timelines are long, and pre-construction time often surprises clients more than construction time itself.
- Design and scope definition: 4–12 weeks
- Filed-plan path and DOB approval (when required): 8–16 weeks, can overlap with design
- Alteration agreement / board approval (co-ops and condos): 4–12 weeks
- Long-lead materials (cabinetry, custom fixtures): 10–20 weeks
- Active construction: 3–9 months depending on size and complexity
- Punch and close-out: 2–4 weeks
Related services
Where this work fits in our service catalog.
The services that map most directly to the scope discussed in this guide.
FAQ
Common questions about scope, schedule, and budget.
The questions clients ask most often after reading a cost guide.
A remodel updates finishes and selected systems while keeping much of the existing structure, plumbing, and electrical. A gut renovation strips everything back to the studs and rebuilds — new plumbing, electrical, HVAC, framing, insulation, drywall, and finishes throughout the scope.
Next Step
Planning a gut renovation?
Send the unit size, the building type, and your scope goals, and we'll come back with a realistic range and a clear plan for the construction path.