Open-Concept Kitchen Renovation Prices in London ON | Budgeting Strategies for 2025

The Numbers, the Variables, and What You Actually Get for Your Money

Open-concept kitchens remain one of the most sought-after design trends in London, Ontario. By removing walls and integrating the kitchen with adjacent living or dining spaces, homeowners create a more social, airy environment. However, this transformation often comes with higher costs due to structural modifications, larger material demands, and more complex labour.

In 2025, expect to invest anywhere from $40,000 to $120,000+ for a full open-concept kitchen renovation in London, ON, depending on your desired finish level and layout complexity. In this article, we’ll break down typical price ranges, identify cost-driving factors, and offer actionable budgeting strategies to help you confidently plan your 2025 open-concept kitchen project.

Quick Overview: Average Open-Concept Kitchen Renovation Costs (CAD)

These figures include structural work (load-bearing beam installation), cabinetry, countertops, appliances, flooring, lighting, labour, and permits. Actual costs will vary based on kitchen size, wall removal complexity, and finish choices.

Understanding Open-Concept Kitchen Renovations

What “Open-Concept” Really Means

An open-concept kitchen typically involves removing one or more interior walls—often a load-bearing or non-load-bearing wall—between the kitchen and an adjoining room (living or dining). By doing so, you create a continuous, unobstructed space that encourages interaction and allows natural light to flow freely.

• Non-Load-Bearing Wall Removal: Simplest scenario; walls carry no structural weight.
• Load-Bearing Wall Removal: Requires installing a structural beam (steel or engineered wood) to transfer the load.
• Partial Wall or Pass-Through: Option to leave a short pony wall or half-wall, often reinforced by a beam or header above.

Why Open-Concept Costs More

1. Structural Engineering & Beam Installation
   • A licensed structural engineer must assess load paths and specify the appropriate beam (steel I-beam or laminated veneer lumber).
   • Beam installation (including temporary supports, jack posts, and finishing) typically costs $5,000–$15,000, depending on span length and accessibility.
2. Additional Finishing
   • When walls come down, adjacent walls and ceilings need new drywall, taping, and paint—adding $2,000–$5,000 in labour and materials.
   • Exposed ceiling joists or ductwork often require rerouting and boxing-in for a polished appearance.
3. Extended Flooring Runs
   • To maintain a seamless look, flooring often extends from the former kitchen space into the newly opened area, increasing material and labour costs. For 200 sq ft at $8–$12 per sq ft installed, expect $1,600–$2,400.
4. Revised Layout Costs
   • Open layouts often call for a larger island or peninsula, requiring extra cabinetry ($2,000–$5,000) and countertop ($1,500–$3,000).
   • Relocating plumbing and electrical for a central island adds $1,500–$3,000.
5. Higher Design & Project Management Fees
   • An open-concept transformation generally warrants comprehensive design work—3D renderings, site measurements, and coordination among multiple trades. Expect design fees of $2,000–$5,000.

Typical Cost Breakdown for an Open-Concept Renovation

Below is an approximate cost breakdown for a mid-size (around 180 sq ft) kitchen in London, ON that transitions from a closed layout to an open-concept space. Your final numbers will adjust based on actual square footage, scope, and finishes chosen.

For a luxury-level open-concept finish—custom cabinetry ($25,000+), premium stone countertops ($10,000+), professional-grade appliances ($15,000+), and elaborate lighting—plan on $90,000–$120,000+ for a comparable footprint.

Cost Factors That Move the Needle Up or Down

While the above breakdown provides a starting point, several variables can shift your final budget significantly. Below are the most common cost drivers to watch.

Structural & Engineering Complexity

• Span Length & Beam Type
  • A short span requiring a laminated veneer lumber (LVL) beam may cost $5,000. A longer span that necessitates a steel I-beam or multiple posts can run $10,000–$15,000.
• Multiple Wall Removals
  • Removing two walls (one load-bearing, one non–load-bearing) can add $3,000–$5,000 over a single-wall demo.
• Ceiling Height & Access
  • High ceilings or tight attic access increase labour time and equipment rental—expect an extra $500–$1,000.

Material & Finish Selections

• Cabinetry Quality & Configuration
  • Stock/stock-plus cabinetry: $400–$600 per linear foot installed. Semi-custom: $600–$800/lf. Custom solid-wood: $800–$1,200/lf.
  • Island materials (integrated sink, custom seating overhang) can add another $2,000–$5,000.
• Countertop Material
  • 3 cm engineered quartz: $60–$80 per sq ft installed. Premium quartzite or marble: $100–$150 per sq ft. Luxury waterfall edge or integrated backsplash: add $20–$30 per lf.
• Flooring Type
  • Luxury vinyl plank (LVP): $8–$12 per sq ft installed. Engineered hardwood: $10–$15 per sq ft. Large-format porcelain tile: $12–$18 per sq ft. Heated floors under tile add $10–$15 per sq ft.
• Backsplash Complexity
  • Standard subway tile: $10–$15 per sq ft. Intricate mosaic or natural stone: $20–$30 per sq ft.

Appliances & Fixtures

• Appliance Tier
  • Mid-range package (Frigidaire Professional, LG, Samsung): $5,000–$8,000. Professional-grade (Sub-Zero, Wolf, Thermador): $15,000–$25,000.
• Plumbing Fixture Upgrades
  • Standard stainless undermount sink + mid-tier faucet: $800–$1,500. Farmhouse apron sink + high-end faucet: $2,000–$3,500. Pot filler adds $300–$500.
• Ventilation Requirements
  • Upgrading from a recirculating hood to a ducted insert typically costs $500–$1,000 extra for ductwork. Custom hood enclosures add $1,000–$3,000.

Labour Rates & Timing

• Peak vs. Shoulder Season
  • Spring/summer 2025: Carpenter, plumber, or electrician labour rates in London, ON may be $50–$70 per hour. Off-season (November–January): rates can dip to $45–$60 per hour.
• Contractor Overhead & Project Scope
  • General contractors commonly markup subcontractor labour by 10–20%. Coordinating trades yourself may save 5–10%, but increases managerial responsibility.
• Trade Availability
  • Skilled finish carpenters, stone installers, and tile specialists can be booked months in advance; delays may add 5–10% to labour costs.

Permits & Inspections

• Building Permit for Structural Changes
  • London’s building permit for load-bearing wall removal and beam installation: $600–$900. Each additional structural modification (e.g., header for non–load-bearing opening) may require a separate permit ($200–$400).
• Electrical & Plumbing Permits
  • Minor electrical upgrades under 10 circuits typically cost $200–$300. Plumbing permit for island sink relocation: $200–$300. If gas line is moved for a cooktop, gas permit: $200–$300.

Budgeting Strategies to Keep Your Project on Track

Open-concept kitchens can quickly escalate in cost if not carefully planned. Below are proven strategies to manage your budget from initial concept to final finish.

Define Your “Must-Haves” vs. “Nice-to-Haves”

• Must-Haves: Structural removal, basic cabinetry run, functional island with seating, quality countertops, reliable appliances.
• Nice-to-Haves: Custom hood enclosure, heated flooring, designer tile backsplash, built-in wine fridge, integrated speakers.

Allocate roughly 70% of your budget to must-haves and keep the remaining 30% for allowanced upgrades or contingency.

Measure & Create a Detailed Scope Document

1. Measure Existing Spaces: Note wall thicknesses, ceiling heights, and exact locations of plumbing, electrical, and load-bearing elements.
2. Sketch Desired Layout: Include cabinet runs, island dimensions, seating overhang, and appliance locations.
3. List Materials & Finishes: Itemize cabinet style, countertop material, flooring type, backsplash tile, lighting fixtures, and hardware.
4. Document Trade Work: Specify wall removal, beam size, plumbing reroute, electrical changes, and HVAC adjustments.

A comprehensive scope ensures contractors can provide accurate, itemized bids, minimizing the risk of change orders.

Obtain Multiple Detailed Quotes

• Structural Engineer: Get at least two engineer proposals to compare timber vs. steel beam options.
• General Contractor or Design-Build Firm: Request three bids that break out labour for each trade, material allowances, and project management fees.
• Cabinetry & Countertop Suppliers: Ask for supply-only and install-inclusive quotes. Some cabinet showrooms bundle design fees if you commit to their products.
• Appliance Dealers: Compare package pricing versus purchasing appliances à la carte; negotiate on haul-away and delivery fees.

When reviewing quotes, ensure each contractor lists unit costs (e.g., $X per linear foot of cabinets, $Y per sq ft of countertop, $Z per sq ft of flooring). This makes it easier to swap materials without recalculating labour markup.

Build in a Realistic Contingency (10–20%)

• Mid-Range Projects: Allocate 10–15% of the total estimated cost. For a $60,000 project, set aside $6,000–$9,000.
• Luxury Projects: Allocate at least 15–20%. For a $100,000 project, plan a $15,000–$20,000 contingency.

Contingency covers hidden issues—damaged subfloor revealed after demo, unanticipated joist repairs, or price increases for imported materials.

Time Your Project for Maximum Savings

• Off-Season Scheduling: Aim to start in November–January 2025 when contractor demand is lower. Many trades offer shoulder-season discounts of 5–10%.
• Seasonal Material Sales: Look for end-of-summer sales on flooring and backsplash tile (August–September). Cabinet showrooms often run holiday promotions (Boxing Day, Family Day).
• Utility Rebates & Incentives: Check for London Hydro rebates on ENERGY STAR appliances—rebates of $50–$100 can offset appliance costs.

Select Materials Strategically

1. Cabinetry:
   • Stock or semi-custom for perimeter run ($400–$800 per linear foot). Choose one premium element—perhaps a custom island—to give a high-end feel without full custom cabinetry ($1,000–$1,500).
2. Countertops:
   • Standard 3 cm quartz ($60–$80 per sq ft installed) on perimeters and island. If you want a statement waterfall edge, reserve premium material ($100–$120 per sq ft) only for one side.
3. Flooring:
   • Luxury vinyl plank (LVP) installed at $8–$10 per sq ft for the open area. If you want wood in the living area, choose engineered hardwood on sale ($10–$12 per sq ft) and match closely to LVP tone for visual continuity.
4. Backsplash:
   • Use mid-range 3×6 or 4×12 subway tile ($10–$15 per sq ft) or peel-and-stick tile (8–8–8–12) in low-visibility areas, reserving more expensive accent tile ($25–$30 per sq ft) behind the range.

Manage Trades & Workflow Efficiently

• Sequencing:
  1. Structural walls down & beam installed → 2. Rough-in plumbing/electrical → 3. HVAC adjustments → 4. Drywall & taping → 5. Flooring installation → 6. Cabinetry install → 7. Countertop templating and install → 8. Tile & backsplash → 9. Appliance hookup → 10. Final finish/trim and painting.
• Single Point of Contact: Prioritize a dedicated project manager or general contractor to coordinate trades. This avoids scheduling gaps that can extend timeline and increase labour costs.
• Site Preparation: Seal off adjacent living areas to prevent dust migration—budget $300–$500 for temporary plastic barriers.

Return on Investment (ROI) Considerations

Open-concept kitchens often provide one of the highest ROI returns in home renovations, particularly in London’s competitive market. Here’s what to expect:

• Mid-Range Open-Concept:
  • Typical recoup: 60–70% of total renovation cost upon resale, provided finishes are neutral and on-trend.
  • Faster sale: Homes with open-concept layouts often spend 20% fewer days on market.
• Luxury Open-Concept:
  • Typical recoup: 70–80% of total cost in premium neighbourhoods (Wortley Village, Old East Village) if quality matches neighbourhood standards.
  • Buyer appeal: Professional-grade finishes—custom cabinetry, high-end appliances, designer lighting—justify higher listing prices.

Note: Over-improving a kitchen beyond neighbourhood norms can reduce ROI. Always compare with local comps (“comps”) and ensure your investment aligns with or slightly exceeds comparable open-concept kitchens in your area.

Final Thoughts: Planning Your 2025 Open-Concept Kitchen

Open-concept kitchen renovations in London, ON for 2025 require deliberate planning and disciplined budgeting. Key takeaways:

1. Understand Structural Needs: Removing a load-bearing wall is the most significant cost driver. Allocate $5,000–$15,000 for beam engineering and installation.
2. Choose a Realistic Budget Tier:
   • Basic Open-Concept: $40K–$60K—modest finishes, restored ceilings, LVP flooring, mid-range cabinetry.
   • Mid-Range Open-Concept: $60K–$90K—higher-end cabinet package, engineered quartz, improved appliances, designer backsplash.
   • Luxury Open-Concept: $90K–$120K+—custom cabinetry, gourmet appliances, premium stone, heated floors, professional lighting design.
3. Get Detailed Quotes & Architect/Designer Input: Provide contractors with precise scope documents. Engage a kitchen designer or architect for 3D renderings if your budget exceeds $75K.
4. Build in a Contingency (10–20%): Factor in hidden subfloor issues, unexpected permit delays, or mid-project design changes.
5. Time Purchases Wisely: Leverage off-season labour rates, holiday promotions on materials, and utility rebates for ENERGY STAR appliances.
6. Sequence Trades Carefully: A clear timeline—structural → rough-ins → drywall → flooring → cabinetry → finishes—minimizes downtime and extra costs.
7. Balance Aesthetics & ROI: Neutrals and classic design elements fare better for resale; selectively invest in visual “wow factors” (e.g., a statement island) rather than full high-end finishes.

When your open-concept vision aligns with a thoughtfully constructed budget, you’ll achieve a spacious, inviting kitchen that feels like the heart of your home—without sacrificing financial control. By following the strategies above, London homeowners can confidently navigate 2025 pricing and craft an open-concept kitchen that both suits daily living and maximizes long-term value.