Cost Of Renovating a 4 Bed House?

[PinkSwan]

We are thinking of buying a 4 bed house which needs major renovations like:

Gas Central Heating (The House is currently using the Warm Air system).
Breaking a kitchen wall to extend into living room.
New Kitchen
New Electrics
New Bathroom
Demolish an open shower room to make it a wardrobe
Replacing the flooring (Engineered wood to the ground floor and carpet for the stairs and first floor)
Finally Painting.

Can anyone suggest what would be the approximate cost?? We are thinking of a 40K budget. Do you think this should be fine??

Structurally the house doest seem to have any problems just that it needs modernisation.

Thanks for your help :)

If your estimating £10kish for the kitchen then I would have thought £40k was a reasonable budget, maybe even £5k high if you can source materials yourself. BUT its what you dont know needs doing that could add money.

40k sounds quite tight. If you don't have expensive tastes it might be doable. But the rewire and kitchen alone is likely to be 40k if you're in the south East. With a rewire comes plastering and redecoration too....

We're just about to start renovating a 4 bed house but reckon it will cost nearer to £150k but think we've got a lot more to do.

£40k sounds fairly tight to me though but i do have expensive tastes

Would like a good quality but not very expensive. Looks like we would end up spending more in this case then :(

@lemonfolly, The electrics of the house are not in a bad shape.. All of them seem to be working fine. May be little touchups needed. So would it still be beyond 40K?

£150k for modernisation £40k for a rewire and a kitchen!! We've just done much the same to a very large period 4 bed, for £40k. In SE

You can get a lovely solid wood handpainted KitStone kitchen for £10k (not appliances), a rewire could be £5k if you're not completely replacing it or adding loads of sockets.A GCH system £7k, bathroom £3k, painting £5k, flooring £6k, wall (if structural) £2k. Thats £38k

We're doing everything - from re-wiring, new windows, extension, new bathrooms, boiler, kitchens and a lot of glass!

Architects alone will be getting on towards £5k with structural engineer and planning.

I'm budgeting £30k for kitchen though - as I said - expensive tastes

We have £50k set aside for ours.

So far:
Rewire £4k
Garden £4k
Drains £4k
Windows and doors £8.5k
Roof repairs £2k

Quoted for flooring throughout £4k

We've not started on kitchen or bathroom yet.

Well I'm 18 months into a 4 bed Victorian renovation and we've gone back to brick, replaced all windows, rewired, new bathrooms, carpet, new boiler, radiators, pipework, engineered wood floor... We've spent around 170k i think! We've not yet done the kitchen, but it's all literally about to start and I reckon it's at least 26k... Kitchen itself is not expensive but work tops, appliances etc it all adds up.

Maybe I'm the wrong person to ask, but in my experience every job costs three times what you thought. Rewire could be cheap, we've had LED spots in most rooms, loads of new sockets etc so rewire was around 7k and we've another 3k to spend on electrics I reckon... I feel sick when I look at the figures. My original budget was 70k!

Lemon - I think your budget sounds reasonable - ours will probably go up to that.

40k is possible for what you describe depending on spec. 60 to 70k is more realistic for a better spec.

Thanks everyone for your input.. We would be extending our budget to 60 or 70k. But hope to stick to our original budget and that way we would keep an eye on our spending...

Hmm...good advice I got from a friend re renovation - whatever you budget..double it and you are getting close. I'd say £80k.