Case study · West End, Glasgow
Shaker kitchen refit in a West End sandstone tenement (G12)
A West End shaker kitchen replaces a tired 1990s oak run in a first-floor sandstone tenement. The completed kitchen is a painted in-frame shaker with quartz worktops, fitted in 3.5 weeks on site for a total cost between £18,000 and £22,000.
Privacy: Exact street and client details withheld for privacy. Postcode district and project facts are accurate.
Project at a glance
- Area
- West End, Glasgow
- Postcode
- G12 (district level)
- Property
- First-floor sandstone tenement, c. 1895
- Completed
- 2024
- Cost band
- £18,000 – £22,000 (supply and installation)
- Time on site
- 3.5 weeks on site, 6 week lead time on units
The brief
The owners contacted us after two other quotes refused to work around the tenement's lath-and-plaster walls and original cornice. They wanted a shaker kitchen that felt period-correct but used modern soft-close drawers, a full-height larder and an induction hob with a recirculating extractor (no external flue allowed by the building's title deeds).
Scope of work
- Strip out of existing oak kitchen, tiling and vinyl flooring
- Reskim walls and reinstate damaged cornice section
- Supply and fit painted in-frame shaker units, full-height larder, integrated dishwasher and fridge-freezer
- 20mm quartz worktop with undermount sink and quartz upstand
- Recirculating downdraft extractor wired to a new dedicated circuit
- Engineered oak flooring in herringbone, sealed and protected through trades
- All plumbing rerouted to maintain the existing soil stack run (no consent required from neighbours)
Challenges and how we solved them
Tenement walls are rarely square
The longest run was 47mm out across 4.2 metres. We dry-fitted the carcasses, scribed the end panel and packed the wall units with hardwood shims rather than relying on filler strips. Quartz template was taken after the units were levelled, not before.
No external flue is permitted
The title deeds prevent any new penetration of the rear sandstone wall. We specified a Bora-style downdraft extractor with a charcoal filter, fed from a new 16A circuit on its own MCB. The induction hob and extractor are controlled from one touch panel to keep the worktop clear.
Original cornice had to stay
Wall units had to clear the cornice without cutting it. We dropped the wall-unit line by 90mm and added a deeper bulkhead in painted MDF that picks up the cornice profile, so the units read as part of the original room.
Outcome
The kitchen was completed on the original 3.5 week timeline with no overrun. The owners cooked their first meal on day 24. Final cost landed at £20,400 against an £18k–£22k estimate. The kitchen has been in daily use for over a year with no callbacks.
"Two other firms told us the wall was 'too far gone' for a proper fit. Glasgow Kitchen Fitters scribed every panel and the gaps are invisible. The extractor with no flue was the bit we were most worried about and it just works."
Frequently asked questions
How much does a shaker kitchen cost in a Glasgow tenement?
A painted in-frame shaker kitchen in a 1- or 2-bed Glasgow tenement typically costs £16,000–£24,000 supplied and fitted. This West End project landed at £20,400 with quartz worktops, integrated appliances and a downdraft extractor.
Can you fit a kitchen in a tenement without an external flue?
Yes. A recirculating downdraft or ceiling extractor with a charcoal filter removes the need for a wall penetration. The charcoal filter is replaced every 6–9 months.
How long does a tenement kitchen refit take?
Plan for 3 to 4 weeks on site for a single-room tenement kitchen, plus a 4–8 week lead time on units. Bespoke painted shaker doors usually add 1–2 weeks to the lead time.
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