How to estimate renovation cost when buying house

got2dothisnow

I've seen a house which is perfect for us but it needs a lot of updating. When deciding how much to borrow on the mortgage, I need to factor in the cost of updating it and have no idea how to start. As I don't own the house, I can't get quotes. I am currently renting until next August, so would like to get all of the work done before we move in. The house is a typical 1970s 3 bed semi, which has had a two storey extension, adding a room behind the garage and a fourth bedroom above it.
Can anyone advise (and I know it's hard to quote anything without seeing the job) a rough ball park figure for any or all of the following:
1) Complete rewiring (it has previously been rented, so this may not be the big job I'm expecting, but I will definitely need more sockets and lights moving / installing, plus an electric fire installing. Also installation of new electric points in the new kitchen)
2) An interior wall knocking through between the kitchen and dining room to make a kitchen diner, plus new plumbing, gas, etc for relocated appliances. Where the three rear rooms have been extended, the original walls jut out into the room, which I'm assuming means they are the original exterior walls and may need extra strength beams putting in when these 'pillars' are removed to make the kitchen diner. The current dining room is approx 1.5 metres shorter than the kitchen at the back - I'm also considering extending this to match the rear wall of the current kitchen and putting in large windows / bi-folds all the way across. Extension would measure roughly 1.2m x 2.8m
3) Standard price kitchen fitted in new room (approx 6m x 5.5m) - nothing too fancy
4) Gas fire removed and sealed, plus gas outlet moved for hob in kitchen (it has a new boiler - for a rented property does this mean the whole heating system would have been serviced?)
5) Decorating the whole house - stripping paper in all rooms and hall/stairs/landing and ceilings, skimming all walls, paint all walls and ceilings, replace and paint skirting (no wall papering, just a basic neutral colour everywhere for now).
6) Carpentry - replace all interior doors and frames, skirting and stair bannister/rail
7) Replace and decorate downstairs toilet and hand basin.
8) Flooring - Standard carpet throughout house plus floor tiles in kitchen and WC.

I know the list goes on and on, but if you can advise on any part, I would appreciate it. I am hoping this would all be achievable with a budget of around £30,000 but am I being too hopeful? Is this ridiculously low? I had my last kitchen installed for £2,500 so I'm than happy to go the budget route for now. If it's more than this, then the repairs plus purchase price outweigh the value of the house and I won't bother offering on it. The overall condition of the house appears good, it's just dated and not to our taste / requirements. We plan to have a full survey and won't proceed it if it flags up roof damage or damp, etc.

How do people decide about purchasing houses like this before actually offering? We have a 65% deposit from the sale of our previous house but the amount we borrow will depend on a rough estimate of how much we need to spend.
We are in the West Midlands.
Thanks for reading

Doozergirl

Do you have a link to the house? 

got2dothisnow

No I don't as it hasn't actually been officially listed yet!

TELLIT01

Speak to the agent, or the owner, and arrange for a builder to go round to see the house.  That's the only way you are going to get anything like an accurate assessment of the cost of the work.  £2.5k for a kitchen that size seems hopelessly optimistic unless the actual cabinet run is only a small part of that area.

got2dothisnow

Thanks. I'm just asking on here for some ball park figures as I have no idea whether rewiring for example is around £1,000 or £10,000 mark! If we decide to offer, we will then be able to instruct a builder to quote more specifically, but can't make this decision until we have a little information.If the reno is going to cost a lot more than £30,000, then it would outweigh the value of the property and wouldn't be worth our while. 
I'm estimating £10,000 - £15,000 for the fitted kitchen and have included that in my overall 'guess' of £30,000 in total. The £2,500 was for my last kitchen (medium-sized, approx 5 double units plus sink, fitted oven, hob, extractor, mid-range worktop and flooring). I was just pointing out that I can restrict my choices to a budget and won't get carried away with the design and spec as so many people do and then end up spending double!

FreeBear

got2dothisnow said: I am hoping this would all be achievable with a budget of around £30,000

The internal walls that you are considering removing may be buttressing the exterior walls and providing lateral rigidity to the structure. Removing may not be an option within your budget. Along with your long list of works, £30K may not be enough.

twopenny

I was able to take a builder with me on a house visit. There was no one living there at the time.

It was really useful because I got a different viewpoint and a reliable estimate. Though you always expect 50% more in case of complications.

With a list that long though you would probably need to pay him for his time.

There are rules about rented properties. Whether these are carried though or not can be vague and varied going by the properties I saw in this category. Make no assumptions on what should have happened.

When you are looking at the house what is it that appeals? If it's perfect location, the views? Because this probably won't all be possible imediately. It needs to be planned, all the bits selected, the queue for plumbers and builders (that is if they want the job) and at the moment as I've found products come in and out of stock because of the lockdown and following disruption. So this has to be factored in to how much you are willing to compromise before you take it on.

Also living in a place for a while you find some things are better adapted rather than changed.

got2dothisnow

Thanks for that advice twopenny. Whilst we were collecting quotes, the property sold STC, so we're taking this as a sign that it wasn't meant to be. We've since seen a property which is only £20,000 more but is already renovated in the same area and a nicer road so looking forward to viewing that next week.
Thanks all for your comments and advice.