First-time house renovation

ssmforumbuddy

Hi - Our offer for an end terraced house in south London got accepted. The house is in an average condition but needs some refurbishment to the following. I'm looking for an estimation for the following work which we are planning to do. Appreciate any suggestions. We won't be staying at the property during the work

1. Kitchen: Full refurbishment to build a good modern kitchen
2. Bathroom: Full refurbishment
3. Converting the W/C and attached storage to an ensuite kind bath & shower enclosure
4. Converting the warm air heating to gas heating and installing the combi boiler
5. Converting the open staircase to closed and carpeted

Thanks

Gwendo40

How long is a piece of string really.

Assuming you're paying tradesmen the going rate for labour then I'd say an absolute minimum of £20k for all that if you're wanting a 'mid range' standard of kitchen and bathroom

PasturesNew

I've absolutely no idea whatsoever, but I do watch a bit of telly and half watch this stuff; by sticking my finger in the air I'd guesstimate:

1. £5k
2. £3k
3. £5k
4. £5k
5. £2k

I'd therefore be looking at the details and thinking "might get it cheaper, but if I say £20k for that lot I bet it's doable".

None of the above is useful, but I've at least replied

Davesnave

I think the above are too low for London. £30k might be nearer the mark, but we are all guesstimating..

babyblade41

and remember it doesn't have to be done in one go..
I've been in my house for 7 months and the amount of times I've changed my mind where things are going... from an extension right across the front to extend the kitchen and garage to just extending the kitchen
It takes time in a different house to see how it works and what things are necessary to things that aren't
I will be leaving in 5 years or so , so it's important for me not to over do things and fit gadget after gadget.

I will have good quality basic that looks clean and smart

need_an_answer

The problem with this type of guestimate is that it wont end with just the numbered things needing doing.You'll start to peel back layers and find that theres more to the refurb than you have originally planned.


Set a figure for the work and have a contingency budget of around half again believe me you will use it!


I can quite easily spend between £30-40 k on that type of refurb to take it back and do the job well.


For example your kitchen and bathroom work is also very likely to require possible extensive electrical work and plastering so it suddenly jumps from the cost of the units and fitting to a strip down of each room.

Gas central heating is going to require the removal of existing floor coverings to get under floorboards to run pipework,so whilst they are up it makes sense to review the general electrical work within the property...these things are not majorly expensive,unless you want them to be but they can be intrusive and what you will probably find is that the old floor coverings don't fit back down well or have suffered whilst work was carried out around them.

I would get the hidden things like electrics and heating completed first then tackle a room at a time...it doesn't need doing in one go and its perfectly normal to live"in a building site" for even a year or so whilst you create the home you want.

The shorter your time frame to complete the work,the more it will cost you...spread it out and you will have a budget that will go further.

Cakeguts

My guess would be nearer 60K in London.

FreeBear

Gwendo40 wrote: »

Assuming you're paying tradesmen the going rate for labour then I'd say an absolute minimum of £20k for all that if you're wanting a 'mid range' standard of kitchen and bathroom

More like £25K just for the kitchen. Then another £20K for a bathroom, plus a bag more money for the rest of the work.

phoebe1989seb

In London I don't think £20k would touch the sides.

DS spent around £10-12k (SW London) eight years ago just for odd bits that he mainly DIYed - new kitchen doors (he made himself), rewiring, replastered (some areas - DH helped with this) and full redecoration (again DIY)...oh and new oak flooring in three of the rooms. That was in a period two bed flat.

We moved from England to Wales last year and have already spent in excess of £55k on work on our two bed stone cottage (although it was a repo, so in a fairly bad way ) - that includes removal of a couple of load-bearing walls and a chimney breast, new oil heating system, rewire, two wood burners, replacement kitchen and one bathroom.

In addition we had an extension re-roofed in slate and had a borehole drilled. The latter was a big chunk of that budget at £11k.

We've also spent around £3k on plants and that's barely starting the garden, lol!

However, we did most of the work ourselves - all plastering, decorating, tiling, demolition etc. Had we got people in to do everything I think it would've been more like £100k.

And we do have expensive tastes

Gwendo40

FreeBear wrote: »

More like £25K just for the kitchen. Then another £20K for a bathroom, plus a bag more money for the rest of the work.

£25k and £20k respectively for a mid range kitchen and bathroom?!... Somebody has seen you coming if they're the kind of prices you've paid!

spadoosh

Gwendo40 wrote: »

£25k and £20k respectively for a mid range kitchen and bathroom?!... Somebody has seen you coming if they're the kind of prices you've paid!

Depends what youre after.

A rounded unit will cost quadruple that of a normal unit.
Fitted granite will cost about 10 times more than a budget laminate worktop.
My oven cost £89, my mothers oven cost £1500. Taps can be £10 or £300. Handles £2 or £50
Plumbing and electrics to islands can be quite expensive.
Things like patio doors etc can be included in renovation costs.
Ive noticed a trend, more around london, of level floors to the outside space which can be quite expensive.


Im pretty certain if i went in your respective kitchens i could very easily tell a difference in quality. It really depends if you work to a budget or a standard.