To think you can refurb a central London flat for £100k?

[Madhatterhouse]

Hi - I was wondering if anyone could give me an idea of whether £100k (breakdown below) for the complete renovation of this prime central London (South Kensington) 2 bedroom, 850 sq ft flat is realistic? Anything I’ve missed? It needs a complete refurb, but in terms of structural changes only the removal of one stud wall. Due to location needs to be a fairly high end finish. I’ve sort of built trades/installation into the estimate below and am working on basis that these prices include VAT. Would love to hear from someone who has done similar in this part of town!

Kitchen inc tiling and appliances £35k
Bathroom inc tiling £13k
Cloakroom inc tiling £5k
Engineered Flooring in kitchen/living and two bedrooms £5k
Paininting and decorating £5k
Lighting £5k
Boiler £5k
Rewiring £5k
Overboarding and plastering £5k
Joinery for built in wardrobes/tv unit - £10k
Solid wood internal doors x 8 - £3.5k
Cast iron Radiators x 7 - £3.5k

Aware that windows and doors plus garden need looking at but have excluded for now.

Curtains here: 38metres fabric, lining and inter-lining, made to measure track, covered pelmet board, french pleats. Everything has to be hand stitched.

That flat is in Earl's court, not south Kensington. (Aka a Pisshole until very recently)

Those costs all look very high to me, but then I renovated a 3 bed house for less than 20k.

Certainly for joinery that is rediculous, I got a beautiful built in wardrobe for circa 1k (just used a carpenter)

You can get a high end kitchen cheaper and cloak room fittings.

Floors look at Kardean as it’s warmer and less noisy.

We paid -£2.5k on a boiler for 4 bed house so unless you’re including radiators?

Go with your floor plan and ask for recommendations for builders with kitchen fitting experience - cheaper than shops and more likely the same people.

Fucking hell London prices are a real piss take . How big is the kitchen? I’d want 18karat gold for 35k and I’ve got a big kitchen . You need at least 3 quotes for all works . Usually the rule of thumb is don’t take the highest and don’t take the lowest .
If you go to a place where they do both kitchens and bathrooms maybe you could get a good deal on both.

Bloody hell, easily. Do you have the skills to do some of the basic stuff, yourself?

:-o

Kitchen is 13ft by 6ft

I refurbed my Fulham flat - a bit smaller at 609sqft but two beds too. Solid wood kitchen £25000 including oven and job, fridge freezer, dishwasher, washer/dryer, Quooker boiling water tap, solid stone countertops. Had to move gas meter and replumb as changed layout.
Carpeted bedrooms and engineered wood floor to hall, living room and kitchen ...£5k. Replaster one room plus one ceiling, £1000, whole new bathroom plus tiling £5k (didn’t change layout) and another £5k on redecoration. New rads throughout - £2500.
So I think you should be fine on your budget - of course you could spend a lot more or less depending on finish. Shop around my tiles were from Tilemountain - great tiles really inexpensive.