How much might 'modernising' a property cost realistically - any tips?

[themachinist]

I know its probably how long is a piece of string... but wondered if anyone could help as a result of recent experience?

I am looking at houses (mostly 4 bed terraces/semis, but with largish rooms) at the moment that you might describe as needing updating or modernising (if you were an estate agent) rather than totally gutting.

They mostly need a new kitchen, a new bathroom, a jungle of a garden rehacking, and new decor throughout - imagine houses lived in by OAPs for a loooong time. Am not talking reroofing/rewiring, new windows, just totally stuck in 70s.

How much do you think I need to factor in for this sort of upgrade?

I know it depends on quality, brand, size etc, but if we were talking an average size kitchen and bathroom, and going for mid range items. The last time I had a (very small) kitchen fitted, about 7 years ago, I paid about 5k all in, and did it on the cheap. Friends think I could do it for a similar amount now, but am unsure looking around on the internet.

Would £25k be enough to do the whole house out? Kitchen, bathroom, decor, garden, possibly a couple of fireplaces too?

Any ideas, tips, experience?

I am useless at DIY so that isnt an option BTW.

Thanks folks!

Having just had rewiring done, I would do it now and get it over and done with and go away for a week while it's being done! Our house is completely empty so perhaps it's different, but chiselling grooves in walls has meant that there is brick and plaster dust on every single fecking surface - it is totally disgusting and I don't even like DD going in there at all at the moment. I can't imagine what it would have been like with furniture etc in!

DitaVonCheese I did try sending you an email and today got some weird message saying that it couldn't be delivered. But it was written in a really personal way. I'll try again!

I would never recommend rewiring room by room. Of course it can be done, anything can, but in the long run it will be more expensive.

I have had several properties rewired and it is a dirty disruptive job unless you have all cabling run above the walls and covered in plastic trunking which looks exceptionally ugly IMHO. Sockets and switches need to be recessed and wiring chased into the walls and floor boards lifted. If you want a decent finish after this is done you need a replaster or at the very least a skim which again is messy.

Unless you have absolutely no choice do it in one go.

Also would heartily recommend getting it all done in one go, though like Dita I have an empty house at the mo, which does help. Lifting floorboards etc generates havoc which you really wouldn't want to keep recreating. Also remember that the lighting in a downstairs room is wired from under the floor in the room above above, so it would be hard to truly contain everything in one small area.

Our rewire for a 3 bed semi cost a bit under £2k which I thought was fine given how much work it was.

Ah thanks - that's really helpful. The electrician seemed to think the electrics were ok despite their age - so it's not urgent. I would prefer to get the rewiring done and out of the way, but DCs are only 1 and 3 at the moment and we don't have the ability to move out, unless we go on holiday for a week (and the electrician said a full rewire might take up to a month!).

Anyway the most urgent job is the bathroom, which really has to be done - and I'll make sure the electrician updates the wiring there so we won't have to rip anything out at a later date.

I'm beginning to realise what a lot of work we've taken on with this house!

Cath our rewire took a week, and that wasn't working flat out. Might it be worth asking a different electrician?

Also took a week here, for a 3 bed semi. If he says it's fine, then it probably is, but sounds like a case for a second opinion.