Most Victorian terraces in Clapham have the same starting point: original pine boards over a ventilated void, floors that are rarely level, and a later kitchen extension on concrete at the back. Both laminate and engineered wood can work well in these houses, but they behave differently on that kind of subfloor. Here is how to choose between them, room by room.
Laminate is a high density fibreboard core with a printed image of wood under a tough clear wear layer. Good boards are 8 to 12mm thick and carry an AC rating for abrasion, with AC4 a sensible minimum for a busy hallway. It resists scratches well, but once the surface is damaged it cannot be repaired, only replaced.
Engineered wood is a real hardwood top layer, usually oak, bonded to a plywood or multi-layer base. Overall thickness is typically 14 to 20mm with a wear layer of 3 to 6mm. Because the surface is genuine timber it can be sanded and refinished, once or twice on a 3mm layer and more often on 6mm. It dents and scratches more easily than laminate, but it ages rather than wears out.
The terraces off Abbeville Road, around Clapham Old Town and towards Clapham North were built with suspended timber floors at ground level. Air bricks at the front and back keep the void underneath dry. Any new floor has to respect that, and it has to cope with boards that have cupped, shrunk and been lifted repeatedly for pipes and cables.
Laminate is thin and relies on a click joint, so it needs a flat base. The usual tolerance is around 3mm over a 2 metre span. On old boards that normally means fixing loose sections and overlaying with 6mm plywood first, otherwise the joints flex, creak and eventually break. Engineered boards of 18 to 20mm are stiffer and more forgiving, and can be secret nailed or glued to a prepared subfloor for a solid feel underfoot.
Height matters too. Adding plywood, underlay and a new floor can raise the level by 15 to 30mm, which affects door bottoms, the first stair riser and the threshold into the kitchen. It is worth measuring this before choosing a product, not after.
Prices depend on the product, the condition of the subfloor and how much preparation is needed, so treat these as guide ranges for this part of south west London rather than a quote. Decent laminate usually costs £15 to £35 per square metre for the boards, with fitting adding roughly £15 to £25 per square metre. Engineered oak typically runs from £45 to £100 per square metre for the boards, with fitting at about £25 to £45 per square metre. Herringbone or chevron patterns sit at the top of that range or above it, because of the extra cutting and setting out.
Preparation is the part people underestimate. Plywood overlay, levelling compound on a concrete extension floor, trimming doors and refitting skirting can add £10 to £30 per square metre. For a typical through reception room of 25 to 30 square metres, that puts laminate at very roughly £1,200 to £2,500 fitted, and engineered wood at around £2,500 to £5,000 or more.
For the front and back reception rooms and the hallway, engineered wood is usually the better long term choice. It suits the period of the house, it can be refinished after a decade of wear, and buyers in Clapham tend to expect real timber in the main living spaces.
Laminate makes good sense in bedrooms, loft rooms, rental properties and anywhere the budget is tight. It is also a sound choice with dogs or young children, provided you accept it will be replaced rather than restored.
Kitchens need more care. Standard laminate swells if water gets into the joints, so choose a water resistant grade or consider a different material entirely. Engineered wood copes with the odd spill if it is wiped up promptly, but not with a leaking dishwasher. If the kitchen extension has underfloor heating, check the product is rated for it, keep the surface temperature at or below 27°C, and favour a glued down engineered board for the best heat transfer.
Often yes, if the pine boards are sound and not too patched. Expect gaps and draughts unless the gaps are filled or the floor is insulated from below, and bear in mind old pine is soft and marks easily.
A little, as underlay and a continuous floor cut draughts through the old boards. The bigger gain comes from insulating between the joists while the boards are up, as long as the ventilation under the floor is kept clear.
A through reception room in laminate usually takes one to two days including preparation. Engineered wood takes two to four days, and longer for herringbone or where the subfloor needs significant levelling.