Initial outlay to make this house functional?

[Linguaphile]

The house saga continues!

We are considering taking on a fairly large renovation project (modernise a 3 bed semi in greater SW London), and I'm wondering what our initial outlay might be to get it safe and functional until we can save up to get the bigger jobs done properly (extension, loft, nice kitchen, etc). We have 3 little kids, hence wanting to get a lot done before moving in. The estate agent said a survey showed it would need a complete re-plumb and re-wire, and we'd want to do a few other things like:

• plumbing in and fitting a new bathroom upstairs (not expensive units) and downstairs loo (probably under the stairs)
• re-working the upstairs layout to put in the family bathroom
• demolishing/removing a derelict garage and conservatory
• gutting an old kitchen/bathroom (one large area) and skim walls,
• taking down a supporting wall between kitchen and reception
• stripping carpets out and sanding down floorboards
• inside painting (just materials, we can do the labour)
• electrics/gas and fitting for a new kitchen (hopefully just use cheap secondhand units until we can put in something nice when we extend)
• possibly putting sod or something down in the back garden if demolition makes it dangerous (glass, etc).

So, quite the laundry list! Any idea of how much we should budget to get each of these kinds of initial things done? We're not looking for high-spec finishes right now, just need to make it safe and functional until we can take our time re-doing it properly as funds become available.

plumbing in and fitting a new bathroom upstairs (not expensive units)
4k

and downstairs loo (probably under the stairs)
get it done at the same time?

For the bathroom,I should have said - 4k for a suite from somewhere like WIckes during the sale, decent British-made taps, a decent shower, chrome towel rail, a few accessories from Ikea, vinyl flooring and shop around for tiles (Crown Tiles, WallsandFloors etc) for

Thanks Tremolo, this is v helpful! What do you reckon for the total re-plumb and re-wire? I had an architect friend say around 20k. Is that right?

I think Tremolos breakdown is great, I was going to say approx £30k total with you doing the basic DIY. (unless ridiculous London prices, a very high end finish or you encounter problems)

Rewire of a 3 bed house, I would ahve thought 4-5k in London. It's cheaper if you can vacate. I don't really know about plumbing... Are you including a new central heating system in that? I'm budgeting 5k for a new boiler, hot water and cold water tanks, radiators with TRVs and thermostat. Don't know about getting new pipes put in though. It sounds like you're moving a bathroom?

I find most trades will give you a really rough over-the-phone price if you make it clear you're not going to hold them to it when they actually see the place