Costs for renovation plus loft conversion and rear extension

proppi

Hi,

We are thinking about buying a 1930s 3-bed terraced house (100 square meter, 2 floors) in Greater London which has been been inhabited by the current owner for the last 50 years. It needs a full renovation apart from the windows which seem ok (ie rewire, new central heating, new plumbing, damp proofing, replastering ?, decoration, new bathroom, new kitchen, 2 fireplaces, new wooden floors). We also want to convert the loft (dormer, incl. new bathroom) and have a 3m deep full width (=6m) extension to the back with 2 roof windows and French doors to the garden, probably with a flat roof.

Can anybody give us a ballpark figure

(a) how much this is going to cost us (excl. new kitchen)?
(b) how long this is going to take?

Assume that the job is done via a main contactor/building company.

Thanks a lot for your advice!

dimbo61

No!
How can anyone give you a quote from the limited info you have given.
Site access, existing buildings, quality of the work you want doing, plans, building regs, council planning permission etc
You can spend £5000 or £50,000 on a kitchen,
Does it need a new roof ? Dormer Windows, size and height of loft space.
Ask friends and family if they know a good builder, architect and surveyor, structural engineer, plumber, electrician.
Get 3/4 quotes and check the work they have already done.

Thrugelmir

Ball park figure. £1,000 per square metre.

ognum

All depends on the quality and complexity of the extensions.

ball park

loft conversion 40k
Rear extension 40k
renovation 10k
kitchen and bathrooms 5k - 40k

Somewhere around 100k

proppi

Thanks for your replies!

Is 10k not a bit optimistic for the renovation?

Does anybody have an idea about the time needed for such a renovation/extension project assuming the property is not occupied?

Would any builder even quote such a project before we own the property? I guess the problem is that we would love to know the costs before deciding on an offer price but a builder might not want to quote at this stage (too much risk of wasting his time).

Thanks again for your thoughts!

ognum

The trouble is you do not know what you will find until you start!

I have recently had a single story extension to the back and side of my home, on exposing a steel beam put in 25 years ago to support part of the back of the house we found it was a piece of old railway track!! So it had to be replaced, not in the quote because nobody new!

My 10K was for your new heating, plumbing and retire. Cost of kitchens bathrooms on top. New windows could cost anything from £100 for carp UPVC to 1k per window for some double glazed sash windows.

katepnlo

As I found, come to a figure....then add on half that again

PaulCooper

70 to £100k and 6 to 9 months, that's what I'd allow, maybe a touch more, I've made no allowance for the property being in the smoke & builders charging you the earth
Paul

phoebe1989seb

PaulCooper wrote: »

70 to £100k and 6 to 9 months, that's what I'd allow, maybe a touch more, I've made no allowance for the property being in the smoke & builders charging you the earth
Paul

Whilst it's impossible to speculate or generalise, this sounds like the right ballpark IMHO, although I agree with the poster that said to add half as much again to any figure you come up with.

We're renovating a 250 sq m (non-listed) Georgian thatched house in Wilts and started out with a budget of £100k to do the following - rewire including external electrics with hot tub (already had this ), new plumbing (not inc heating as PO had already done this), new 7m x 5m kitchen extension (after demolition of existing), three new bathrooms, 60 sq m wood flooring, 45 sq m limestone floor tiles, carpet throughout 2 upper floors, re plastering and redecoration throughout, 9 new timber DG sash windows to front elevation & landscaping terrace. We are seasoned renovators doing this over 3-5 years and do a lot ourselves, but even so I guesstimate we'll go over budget by around £30-40k.......;)

Fortunately the PO had done the re-thatching and we saved money using a bespoke kitchen co that builds solid timber units, delivered primed which we fitted & painted ourselves - less than £10k for units & iroko worktops......

In London you will I'm sure be charged more