Cost estimate of a full renovation of a 3 bed link detached house in Surrey

skvsn

Hello all,

I'd really appreciate any advice on estimating the cost of full renovation of a link detached house in Guildford area.

It is a fairly standard 2 storey 3 bedroom house built in 1970s. Total floor area is about 75 square meters. From what I can see the list of works is:
1) full re-wiring
2) new central heating system (boiler, water tank, radiators)
3) re-building all internal walls (we want to have more or less open space on the ground floor + cloak/utility room and 3 bedrooms on the 1st floor, but planned differently to the existing ones)
4) plastering walls/ceilings (ceilings have Artex which likely to have asbestos in it - shall it be plastered over or better removed first?)
5) new staircase including relocation to a different place (potentially 1st floor joists shortened + support added)
6) new windows (optional)
7) converting existing garage into a habitable room
8) relocation of waste pipes to accommodate new floorplans

I'm happy to DIY finishing works - walls/ceilings painting,flooring, internal doors, kitchen/bathroom installation etc.

What would be a ballpark figure for this amount of work?

Thanks a lot for any help in advance

Doozergirl

So you want a different house to the one you’re buying?

There’s hardly any point asking about keeping the ceilings when you’re ripping the walls out! Everything will need replacing.

You’ll do internal doors? You want the builders to build new walls and door frames, along with putting up the architrave and skirting and just leave you a gap to put the door in? Interesting.

They’re going to have to do all your first fix plumbing because of the wall situation so you’re not saving much trying to fit a bathroom yourself either.

What do you think is a good ballpark for that amount of work? You’re going to spend £100k.

Debbie_Savard

I'd say £175k

Aylesbury_Duck

£140k I reckon.

bris

30-50k depending on finishes.

skvsn

Thanks for your response.

I agree, ceiling probably need to be replaced as well in this case... In terms of the door frames/skirting - I can do all of this myself. All I need is just an opening in the wall

You figure of £100k - is this just the work/materials I outlined above excluding any finishing/bathroom/kitchen?

Thanks

skvsn

Seems to be a very wide range in terms of costs - 30-175k... My feeling is that 30k is definitely too optimistic, however 175k seems to be enough to build a new house of the same size from scratch...

spadoosh

skvsn wrote: »

Seems to be a very wide range in terms of costs - 30-175k... My feeling is that 30k is definitely too optimistic, however 175k seems to be enough to build a new house of the same size from scratch...

To be fair there isnt a lot to work from.

skvsn wrote: »

Hello all,

I'd really appreciate any advice on estimating the cost of full renovation of a link detached house in Guildford area.

It is a fairly standard 2 storey 3 bedroom house built in 1970s. Total floor area is about 75 square meters. From what I can see the list of works is:
1) full re-wiring is cabling being replaced, will wire need routing through walls, integrated alarms? Speaker system?
Ethernet? Tv cabling?
2) new central heating system (boiler, water tank, radiators) 5 radiators 7 or 10? Powerful or standard boiler?
exposed pipework or concelaed in wall?
3) re-building all internal walls (we want to have more or less open space on the ground floor + cloak/utility room and 3 bedrooms on the 1st floor, but planned differently to the existing ones)structural or non structural
4) plastering walls/ceilings (ceilings have Artex which likely to have asbestos in it - shall it be plastered over or better removed first?) how many m2? Skim only or back to bare brick?
5) new staircase including relocation to a different place (potentially 1st floor joists shortened + support added) £200 staircase or a £5k staircase?
6) new windows (optional) double, triple super dooper triple aaa rated?
7) converting existing garage into a habitable room will it need demolishing, any dodgy materials (Asbestos), are foundations sufficient, type of construction
8) relocation of waste pipes to accommodate new floorplans something fairly easy to give a rough guide of costs although that rough guide will sit from between £100 and £1000.

I'm happy to DIY finishing works - walls/ceilings painting,flooring, internal doors, kitchen/bathroom installation etc.

What would be a ballpark figure for this amount of work?

Thanks a lot for any help in advance

£30k - £175k seems like a fairly accurate ballpark figure. Im fairly certain it will be between them. One end will probably be someone in the trades and the other will be someone who doesnt do anything and goes for a better finish.

Each of the jobs youve mentioned can cost from a few hundred quid to tens of thousands and there isnt really enough detail to narrow it down much further.

Not to mention, no one here can see the jobs or will actually be quoting you. Id suggest the better way of going about it if you want more accurate input is to cost each job. Get the quotes and ask the question in the 'is this quote fair' section. So get a window quote, include all the details and get peoples opinions. Until then we're dealing with way too many variables and not enough information.

Doozergirl

£30,000 isn’t enough for someone in the trades at all. I could make a good difference to a house but it certainly wouldn’t involve smashing the hell out of a house in Surrey and piecing it back together.

£175,000 is over £2,000 a square metre and plenty enough to build an entire typical house of that style in Surrey.

Whether £100k includes kitchens and bathrooms depends on how much those items cost, but I certainly don’t think it’s an unreasonable budget at around £1,000 per metre plus VAT.

spadoosh

Doozergirl wrote: »

£30,000 isn’t enough for someone in the trades at all. I could make a good difference to a house but it certainly wouldn’t involve smashing the hell out of a house in Surrey and piecing it back together.

£175,000 is over £2,000 a square metre and plenty enough to build an entire typical house of that style in Surrey.

Whether £100k includes kitchens and bathrooms depends on how much those items cost, but I certainly don’t think it’s an unreasonable budget at around £1,000 per metre plus VAT.

Im sure it is. Ive converted a cow shed in to quite a luxury holiday home on a slightly larger budget (£35k). Considerably larger than 75m2 (nearer 150m2). Ok, it was about 10 years ago but it was in france where material costs tend to be considerably higher. To be fair im not in a trade though and it took a while over several years.

Doozergirl

spadoosh wrote: »

To be fair im not in a trade though and it took a while over several years.

To be fair, I am in the trade, I have renovated more than one house, know exactly how far £30k took us on our own 1930s house over a period of eight weeks with cheap labour and I do know how much it costs.

I could you know how much it costs to convert a cow shed to building regulations standard once I’ve priced up the one I’ll be starting this spring.

The fittings would come to more than £35k on a luxury anything.