How much to renovate small 3 bedroom house in London?

[stilllovingmysleep]

Hi, we've done some viewings of 3 bedroom houses in the area we are looking to buy... we've found 2 houses both of which we like a lot, both of which need full renovating.

Can I ask: what budget should we be looking at (approximately obviously!) to do a full renovation for a smallish 3 bedroom ie:
--take out carpets
--painting through out
--put in shelving
--floors probably
--kitchen
--bathroom
--wardrobes
--potentially plumbing & electrics

I am obviously aware the prices vary dramatically. But I'm lookingquite urgentlyfor a rough estimate so that we can know what kind of offers to make. We're looking to do this nicely but relatively low-end i.e. use IKEA wherever possible. For the moment we're not thinking of doing loft conversion / kitchen extension.

A final question: would you contact a building company to check out the houses and give more exact quote before making offer or after?

Many thanks for any help!

(ignore 'the other thing I wanted' at the end. Put it there by mistake. Although I suppose it's indicative as there are always 'other things to want' )

Changing carpets / painting etc is the easy and cheap bit. You don't say if you need a new boiler / heating system. And as another poster said, there's no point decorating / carpeting etc if you need plumbing work / electrics doing, until they're done.

I would say also re: your offer. You don't tot up what you want to do and knock it off the price. Houses will usually be priced to reflect what needs doing. I appreciate you need a rough idea of costs before you offer though

Good luck, it's fun doing a place up but bloody hard work

Kitchen & bathrooms vary hugely!

We are in SW london. Bought a 3 bed 30s semi d last August.
We have installed central heating, changed sockets and switches, new circuits for upstairs bedrooms as there was only one socket per room for two bedrooms as they had been spurred off of the main bedroom. New bathroom, new boiler, new water tank
New carpets (budget end of prices)
New cheap kitchen (3.5k from B&Q not incl fitting)
And have stripped 70s wallpaper and done as much of the decorating as we can ourselves to keep costs down.
We have easily spent over 60k.
And this was with hiring contractors ourselves, project managing by ourselves and doing as much ourselves as possible.

And I'd never do it again. We're still not finished and it's been incredibly stressful.

don't forget to price the cost for rent while you are renovation + the stress and surprise during the renovation process too..

Plan:renovate and convert 3 bed Victorian terrace,planned spend £50,000

rewire (you are bound to have to do this unless done recently or building inspectors won;t be happy)
re plumb(old copper pipes won;t cope with a new boiler)
fill in the (unknown about) lack of foundations in back half of house
Discover RSJ is old rusty train track...replace and have to dig and fill new footings under old pillars
Discover outside drain is not attached to anything and is soaking away under house....dig new drainage gulleys and connect
New boiler/rads etc.
Reinstate as much of old woodwork as possible.....
new roof felt leading to new slate roof (old slates broke whilst being removed to re felt so unable to reuse)
bathroom and shower room new downstairs loo
Kitchen (cheap ikea, small...but beautiful)
glass roof to side return and insulation, flooring

actual spend £100,000...mostly overspend was on the unknowable lack of foundations and the horrors we found when renovating despite having had drains survey and full structural survey.

nightmare...BUT we got a beautiful house in the end. 10 years on and it feels like it was worth it. not so much at the time!

hi i renovated my whole flat in chelsea with one good company, their name is london handyman pro the website is www.londonhandymanpro.co.uk really good job , they worked around a month with a good price

Op, we did a full refurb in 2013. A standard 3 bed semi. It cost us close to 70k.

That was for a high spec refurb. Mid range estimate was in the region of 50k

Afew years ago we easily spent £50k+ doing up a 2 bed 1st floor Edwardian maisonette of 70 sq m that was frankly manky - nothing had been done properly, if at all, for decades.

But that included just about everything, inc. all new windows, new front and back doors (had its own tiny garden), new plumbing, electrics and boiler - not to mention ripping up ceramic tiles the previous owner had laid all up the stairs and on the landing!! And obv. new kitchen, bathroom, all new flooring, new door handles.

This was in London. We did have rather cheaper quotes for the lot from East European builders, but next door had a lovely loft conversion and her Brit builder came highly recommended, so we went with him and were very pleased.

That was for good, mid-range spec, BTW.

any basic structural work

Depends what you mean by this. Putting in single structural steel can cost £15-20k alone!