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Don't know where to start with renovating FTB

edited 15 May 2019 at 4:16PM in House Buying, Renting & Selling
18 replies 1.6K views
agreen190agreen190 Forumite
6 posts
edited 15 May 2019 at 4:16PM in House Buying, Renting & Selling
Hi all.

(sorry, I had to remove links)

I'm wondering if you can help.

I'm looking to purchase
rightmove.co.uk/property-for-sale/property-61976883.html

Here is a picture of the rear
imgur.com/a7lBEzz

This is the floorplan:
imgur.com/pjpaScQ
I want to knock out the arrowed wall and utilise this space to add on to the kitchen

Here is a picture of the outdoor rooms
imgur.com/A861I28
and
imgur.com/w2o1dh2

Here is the neighbouring building:
zoopla.co.uk/for-sale/details/50466100

Here is a picture of the rear showing their extension for comparison:
imgur.com/b2oLHHl

This is what I want to do:
1-renovate the bathroom (it has an old boiler about 1m20 tall with 70cm diameter in a corner) like this:
victoriaplum-images-1.imgix.net/uploads/8729ac37-4452-49b5-aeb0-798e2c27fb67.jpg
2-replace gas fires to central heating
3-install a basic kitchen with cooker on the wall to outside (to allow minimum corners on extractor fan)

What costs am I looking at in worst case scenario?

£3,000 total rewiring of electrics
£3,000 converting to gas central heating (does this include boiler replacement?)
£3,000 bathroom conversion
£3,000 basic kitchen.

Are my estimates accurate? How much approximately am I looking at in breaking the wall? Do I need planning permission?

Thanks for any assistance.
«1

Replies

  • BossypantsBossypants Forumite
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    I can't say anything about your particular plans, but I have just finished up a full conversion of a 2 bed bungalow (i.e. everything on one floor). The full rewire was around £4000 and the new central heating system (including new combi boiler, new radiators, and stripping out all the existing) was around £6000. I also took out some external walls, the cost of the structural stuff was around £1000, plus the interior cosmetics (don't know the price of that as we were doing a full overhaul anyway).

    I'd also been expecting figures more like yours, suffice to say my kitchen and bathroom renovations has been postponed a bit! Having said that, it was definitely worth doing and I don't mind living with an old kitchen and bathroom for a couple of years in exchange. I just put some lino down to make it more sanitary and gave it a very good scrubbing.
  • edited 15 May 2019 at 4:07PM
    markinmarkin Forumite
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    edited 15 May 2019 at 4:07PM
    Double it, And no the boiler alone will be around 3k and then rads and pipes work possibly another 3K.



    Looks at least 10K Overpriced.


    .......................



    https://www.rightmove.co.uk/property-for-sale/property-61976883.html

    Here is a picture of the rear
    https://imgur.com/a7lBEzz

    This is the floorplan:
    I want to knock out the arrowed wall and utilise this space to add on to the kitchen
    https://imgur.com/pjpaScQ

    Here is a picture of the outdoor rooms
    https://imgur.com/A861I28
    https://imgur.com/w2o1dh2

    Here is the neighbouring building:
    www.zoopla.co.uk/for-sale/details/50466100

    Here is a picture of the rear showing their extension for comparison:
    https://imgur.com/b2oLHHl

    This is what I want to do:
    1-renovate the bathroom (it has an old boiler about 1m20 tall with 70cm diameter in a corner) like this:



    ERROR, cant display, Hotlink protected?

    victoriaplum-images-1.imgix.net/uploads/8729ac37-4452-49b5-aeb0-798e2c27fb67.jpg

     
  • hazyjohazyjo Forumite
    13.3K posts
    Tenth Anniversary 10,000 Posts Name Dropper Photogenic
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    Is this to live in or flip?

    Two similar properties (but nicer looking outside and inside) sold for £210k and £223,500 within the last couple of years so I'd want it for a good price, or you might as well spend £20k more and get one already done. You'll be spending more like £20k on what you've listed. If you're fitting the kitchen and bathroom yourself, it'll knock a substantial chunk off. Carpets, possible plastering and decor will obviously be on top too.
    2020 wins: nada (yet)
  • edited 15 May 2019 at 4:11PM
    need_an_answerneed_an_answer Forumite
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    edited 15 May 2019 at 4:11PM
    That a full electrical rewire needed so on top of your other predictions I would allow for plastering or reskimming in all rooms...it will make it a lot easier going forward.


    6 years ago I did a full refurb of something that looked in that type of condition ...ended up spending circa £40k,a mixture of trades and DIY to keep the costings down


    The beauty of a ripe property is the more you unpeel of the layers the more work you will find....
    in S2 T 3 F 34
    out S3 T 7 F 29

    2017-32 2018 -33 2019 -21
  • edited 15 May 2019 at 4:18PM
    agreen190agreen190 Forumite
    6 posts
    edited 15 May 2019 at 4:18PM
    Thanks all. I need to get on the property ladder to live. I thought this could be a good investment but 20k is a LOT and not worth the potential (considering stamp duty for the next property I live in).

    I'm not sure if full re-wire is needed, I'm just thinking of worst case scenario.
  • edited 15 May 2019 at 4:59PM
    markinmarkin Forumite
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    edited 15 May 2019 at 4:59PM
    agreen190 wrote: »
    Thanks all. I need to get on the property ladder to live. I thought this could be a good investment but 20k is a LOT and not worth the potential (considering stamp duty for the next property I live in).

    I'm not sure if full re-wire is needed, I'm just thinking of worst case scenario.


    I count 4 double sockets in the entire house, All surface mounted, the work involved will likely be equal to a full rewire.


    The outside back wall may also need some re-pointing in parts near the roof.


    The front bay roof also needs work, I only spotted it on street view.
     
  • need_an_answerneed_an_answer Forumite
    2.7K posts
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    agreen190 wrote: »
    Thanks all. I need to get on the property ladder to live. I thought this could be a good investment but 20k is a LOT and not worth the potential (considering stamp duty for the next property I live in).

    I'm not sure if full re-wire is needed, I'm just thinking of worst case scenario.

    A full rewire will be needed ...looking at that kitchen if you want more than a couple of sockets,and something substantial for a cooker connection,youll be better off rewiring.

    That property has had nothing done to it in around 40 years.

    £20K and some needs investing there to bring it up to date
    in S2 T 3 F 34
    out S3 T 7 F 29

    2017-32 2018 -33 2019 -21
  • CakegutsCakeguts Forumite
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    Buy one that someone else has done it will work out cheaper.
  • lincroft1710lincroft1710 Forumite
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    You want to spend all that money, yet are ignoring the "elephant in the room" - the bathroom is accessed via the 2nd bedroom.

    If you want to extend the kitchen you will have to either demolish build anew or extensively rebuild the 2 outbuildings. It is pointless just doing one, hardly any space gained.

    If next door is worth £215K (3 beds, but bed 3 accessed via bed 2 and GF bathroom) and "yours" £190K, you need to be looking at paying £170K max, to make economic sense.

    I would look for something with a better layout and in better condition
  • hazyjohazyjo Forumite
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    Tenth Anniversary 10,000 Posts Name Dropper Photogenic
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    You want to spend all that money, yet are ignoring the "elephant in the room" - the bathroom is accessed via the 2nd bedroom.
    *facepalm* - even I missed that, and the first thing I look at is the floorplan! Ta.
    2020 wins: nada (yet)
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