Falling in love with a house but how much will it realistically cost to renovate?

LWCARAB

We've both been house hunting for a while now but nothing has matched one house we saw even though it needs a lot of work... We ruled it out because of that but it's still on the market and looking into it again...

It's a 4 bedroom, 1 bathroom, 2 reception room semi:

Lounge 15'9 x 11'9 (4.80m x 3.58m)
Dining Area 14' x 10'6 (4.27m x 3.20m)
Kitchen 9'4 x 8'8 (2.84m x 2.64m)
Breakfast Room 14'5 x 9'3 (4.39m x 2.82m)
Bedroom One 15'9 x 10'10 (4.80m x 3.30m)
Bedroom Two 13'10 x 11'8 (4.22m x 3.56m)
Bedroom Three 9'4 x 8' (2.84m x 2.44m)
Bedroom Four 9'5 x 6'6 (2.87m x 1.98m)

I want your advice on how much you think it would cost to do up, the main things it needs are:

- 3m wall removing.
- Double glazing (14 windows, 2 doors and 1 french door)
- Rewiring.
- New boiler and maybe pipework too?
- Replastering throughout.
- New Bathroom in a different room but next to original so pipework doesn't have to be moved far.
- New Kitchen.

I appreciate that this depends on a lot of things, I'm just looking for ballpark figures.
Thanks in advance.

ormus

27,347 quid.

dave82_2

- 3m wall removing. With RSJ 1.5-2k
- Double glazing (14 windows, 2 doors and 1 french door) Don't know
- Rewiring. 3.5-5k depending on requirements
- New boiler and maybe pipework too? 3k-4k depending on requirements
- Replastering throughout. 3-4k
- New Bathroom in a different room but next to original so pipework doesn't have to be moved far. 4-10k depending on spec you can spend as much as you want!
- New Kitchen. 5-15k depending on spec again you can spend as much as you want

So without the double glazing and any issues as per below you are looking at 19.5k-40k

Prices vary from area to area. Remember cost of insulation, woodwork, flooring, carpets, decorating, blinds and curtains. Also build in some contingency for problems that you will find. e.g. repointing.

Make sure roof and guttering are sound.

These are estimates based on what we have spent on a simelar job. We have gone for high end bathroom products and kitchen products if I was doing the house up to sell we would have spent less in these areas. Same with electical spec we got spotlights and plenty of extras.

I have no doubt that someone will be along soon to tell me how I could have got the everything done much cheeper by some guy they know but these are realistic prices for quality workmanship in London.

The key is to find out what a fully renovated house in the street would sell for then make sure you aren't going to spend more than buying price + renovation cost. Even through 40k sounds scary if you aren't throing the money away it is all good.

dave82_2

P.S. it has also taken the best part of a year and a lot of hard work gutting the place ourselves and picking new stuff!

docmatt

ormus wrote: »

27,347 quid.

Hmm, you've over quoted mate....


































by £36.90.:D

fluffpot

It will also depend on where you are located - you'd be pushing it to get a 4 bed rewire in London for 5K for example

keystone

docmatt wrote: »

Hmm, you've over quoted mate....by £36.90.:D

I was going to suggest he was £2.73 light. Funny how you can come up with different opinions based on scant input data innit?

Cheers

muskoka

Err, I've just paid £8000 for 11 windows & 1 set french doors (Rosewood - leaded). Ya, sure I could have got them cheaper. Was stupid!! Bought the house, then decided to order windows. REAL stupid....though I am on edge of London

PasturesNew

If it's the one with the green bedroom carpet, are you going to remove those textured ceilings too?

Looks like there's some salting to look at under the front bay window on the outside brickwork ... could be a sign of rising damp/dampness round the window areas.

phill99

I reckon £35 - £40k

LWCARAB

PasturesNew wrote: »

If it's the one with the green bedroom carpet, are you going to remove those textured ceilings too?

Looks like there's some salting to look at under the front bay window on the outside brickwork ... could be a sign of rising damp/dampness round the window areas.

Good find! Yes or just have them skimmed...
I noticed that, there is some browning of the wallpaper under a few of the windows but it feels dry, I think it could just be condensation from the single glazed windows?