How much would it cost to renovate this derelict house?

Friends have undertaken a part refurb and extension for around £200k and the shell was in a much better state than that. I’d say definitely £500k, depending on quality of fixtures and fittings.

The problem with listed buildings and conservation areas is that windows will cost stupid amounts, definitely check the grade 2 restrictions and depending on council if can be lifted for some aspects

I was lucky enough to live in a 3 storey 2 bedroom Georgian town house. It was Grade 2 listed and in a conservation area. It had 7 mostly not very big windows. 25 years ago we got a few quotes for new ones. The average was about £20k. I think you’re looking at something close to £100k just to replace them in this home (they will likely be rotten by now), and at least half a million just to get it in reasonable shape - not top quality materials and finish but not completely rubbish either. You could easily spend £60k-£80k on a kitchen, for example.

It depends how much you can do yourself, whether you’re good at sourcing materials, how long you are prepared to put up with the chaos, if your mates are builders, plumbers, etc. and will give you mates rates…

I really love it. The outside looks in fairly good nick. And it’s a nice big plot. I think you could get the bulk of it done for £300k.

It's a gorgeous house but will be a money pit. It would need someone with deep pockets (like 500k minimum) to do it justice.

OP- I have done currently still doing this exact thing!

DH I bought a derelict property that had been uninhabited for over 7yrs. Not listed and not in a conservation area. It was the tail end of covid and we watched prices of some supplies go up weekly. Ours needed a new roof, rewiring, new water/sewer pipes, demolition and rebuild of a dangerous extension, new kitchen, new bathrooms, new windows and doors, boiler, underfloor heating, new flooring - basically it was gutted, then everything else re-built around it. You won't get change from £500,000!

We still need lots doing but not structural now.

IF you do find a property that hasn't been inhabited for 2+ yrs, there is a little known government scheme to get derelict properties liveable again. We had to get the council's 'empty homes officer' to view it and check council tax records. You pay 5% VAT on goods to get the home liveable if it was empty 2yrs, and 0% VAT if empty 10yrs+. Permanent things like boiler, windows, door, roof etc- not soft furnishings/beds.

Its NOT the same as the owner builder scheme where the home owner claims the VAT back themselves. The tradesperson shouldn't charge you and they then claim it when they do their tax and show a copy of your council certificate. Very few tradespeople know about it and if they aren't VAT registered then not applicable. It did save us several thousand £'s though, so worth looking into. We are in England, I'm not sure if its applicable in Wales, Scotland etc.

My friend spent £120k doing up a bog standard 3 bed semi in similar condition - and that's at trade rates as he's a builder. He said it would have been more like £200k if he had been paying full whack. They ripped everything out but the walls and basically started again inside.

The house you have posted is Listed so you can't do that; you would need to do it to heritage standard - it would be a slow and delicate operation with specialist materials and contractors - and it's also much bigger. I think £400-£500k is more realistic, but more if you want to fix the outbuildings and landscape the grounds too.

When the photos are mainly of the exterior, you know the inside is a state.

Everything is so expensive these days. We a are renovating a 60's 4 bed and will easily spend 84k on internal upgrades only.

Depends on the area but to completely gut and redo my 4 bed house (Z6 London) we were quoted £400k. That was with a design and build firm and doing everything from adding a bathroom and doing underfloor heating to new windows, heat pump, wiring, all the way through interior decoration, new kitchen, plastering etc.

We decided to go for an extension (4x10m2) plus raising the floors, underfloor heating, heat pump, new kitchen and bathrooms for £200k.

I’m a serial renovator. I’d say more in the region of £500k for this house because it is listed - but that’s based purely on the photos. If there is stuff you can’t see like damp or it needs a new roof, you could be looking at much more.

If this house wasn’t listed, and you therefore had more flexibility on how to do the work to it, I’d still be saying minimum £250k.

good luck!

Just curious about the amount you spent on the complete Reno project before that led to your estimate on this one

fair enough - you don’t wish to answer

Huh?

pointing out that your extrapolation was a massive underestimate and curious what you spent that resulted in such a far out extrapolation? Seems reasonable to me!

It’s pretty shocking that your extrapolation was so far out.

how much did you pay for your gutting and Reno of the 3 bed? £8000???

Absolutely correct

I bought my house that was in the same condition as yours. I visited with my husband and a builder, and I am an interior architect so I had a pretty accurate idea before putting the offer in. We offered asking (it was worth it as location amazing). Then i have my own surveyor, the report was like a novel 😝
original size was 156 sqm extended to 310sqm. We: extended (in the garden and upward), we re lost listed but in a conservstion area so we had to source old bricks to match, old roof slates, etc, re wired, re plumbed, 5 bathrooms, kitchen, pantry, utility, changed all the windows to double gaze front to match as per conservation, back sash windows in wood, finish painted, tiled, light fittings etc. We didnt do any jobs ourselves.
i was in charge of interiors architecture and architect was in charge pf project managing the build.
we had as well as surveyor, a QS, an engineer.

so all in including floor and wall finishes we soend just short of a 1,000,000. Asking price was 850. Our selling price ig we were to put it on the market would mean we d break even. But the idea isnt to sell. The kids will sell when we re dead so it wont matter.

bottom line: if you do a lot of work you can save a lot. We could have saved a lot on finishes but my house is my show room so we used beautiful tiles and natural stones for floor. But we havent been crazy there is no marble, no expensive lighting, etc.
we had a price hike as we were just after covid and everything got a 40% hike on materials.

dont rely on your builders QS. Get your own. Worth the money

And massively underestimated!!

You haven’t had any renovation experience before have you @Rounters ? A project this size would be very very ambitious for a Reno virgin

I don't know but it is absolutely beautiful. Maybe the reformer rectory with the church next door?

That house is pretty much derelict. You'd have to do absolutely everything to it. It could also have major structural problems, likely to need a new roof etc.
It will cost you an absolute fortune to do it up. And then you'd have to tackle the gardens, driveway, garages and so on which will cost even more.

Think of a number and double it, and the original number needs to be huge! Costs spiral and go way beyond what you imagine or are told.

Yeah I agree with most; that’ll chew through half a million even just doing it to a basic standard, I think higher if there are major structural or roof problems.

But it would be absolutely stunning once done.