How much would it cost to renovate this derelict house?

[Rounters]

Dh and I are making the move out of London.

I ideally would find a house that needs completely redoing. We gutted our current terraced house - new floors, wirings, new kitchen etc. The end result was stunning.

We are now looking to move further afield as we expand our family.

im very much on the look out for a house that needs work.

Just put of interest, how much would you say it would take to get this house to a good standard? Decent enough spec but nothing insane.

£150k? £200k?

https://www.rightmove.co.uk/properties/163318442#/?channel=RESBUY

This is not my house but something I would love to go for.

Just trying to get a feel for prices and figuring out if I’m living in fantasyland

Why are you so pressed?

I’m not. It’s really not that big of a deal.

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!

But you’ve mentioned my being off twice now. I’ve acknowledged that in several of my posts and in a direct reply to you. I don’t know what else I can say. Yes my maths was off. I put that number out there more out of delusional hope.

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

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!

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.

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.

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.

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.

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.

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.

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…

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

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.

Lots of guessing on here
put together a realistic scope of works get an independent quantity surveyor to look over it and bear in mind it is listed
be realistic I run a small firm refurbing houses and listed houses and barns
been doing it for years and my £3500 per sq m won’t be far out to go through it properly

I’m in the SEast ( Kent) and £3500/m2 would equate to a complete barn conversion with no services and listed status

This property wouldn’t be as expensive here

How did you come up with this estimate @Rounters ?

We've two architects in the family. The cost of materials alone have trebled since COVID. So often once the client has been advised of costs they bail on home improvements.

Pretty much pulled it out my 🍑

No I just multiplied how much we spent on gutting our current house (rewiring, floors, kitchen, plaster, driveway etc) by how much larger the house I shared is :).

But we didn’t landscape. And our current house is not listed

What’s the difference in size between the two properties?

Not being listed makes a HUGE difference to cost (and freedom)

At least 3x what you have estimated. My BIL and his partner are renovating a similar property on Yorkshire and it's been an absolute money pit. Everything in profit from their previous sale (circa 500k) has gone into it. They are 5 years in and it's still nowhere near finished.

The grade 2 listing status will mean listed building consent for almost everything, which will incur considerable extra costs as well for items such as specialist reports/ technical drawings etc.

As an aside
On grade 2 internals a walk around with the conservation officer gets you out of making LBC applications when it’s not needed

Just in our current property We are grade 2 star with internals included but after the walk around our applications halved
( they do try it on sometimes though so you need to know what they can and can’t impose )

( Eg One told us we couldn’t paint original already painted doors. No. We can paint them we just can’t strip the historical layers.
They also ‘wanted’ all new pipe work hidden but that meant lifting and damaging historical material. So No, we didn’t spec or do that ).

I’ve had this with some, but not all, conservation officers in different areas ( working as an Architect in this area )

So it’s always good to get advice from an experienced Architect in historical buildings or Historic building surveyor.

But yes agree specialist drawings are required for certain things eg timber/ brick/stone etc repair. Yes they are expensive

Oh God, at least £500k as a minimum and probably more like £1m. We've been renovating a Victorian wreck for the past decade and I cannot tell how much materials have gone up in price in the last five years.

What did you spend on gutting and renovating the 3 bed @Rounters ? Did you do a lot of the work yourself and the remaining on mates rates?

We did similar OP- not with this amount of land but completely renovated a similar house. We thought we could do it for £300k - it cost more than double that, and that didn’t include the garden (which is still to be done!) I guess we might have been able to save if we’d had the skills to do some of it ourselves. That final total wasn’t a ‘let’s go all out’ budget either- even at that amount we still had to be really careful about each individual spend on interiors etc. It was very stressful! That house and location you’ve linked is amazing!