Thinking of buying this whopper - how much to do up?

[Boobz]

Edwardian renovation project

I know it's like, how long is a piece of string, but if we wanted to modernise throughout (new kitchen, bathrooms etc), make the lower ground floor a proper livable granny annex type thing, and eventually do a loft conversion, how long/how much are we looking at?

Has anyone done similar? Any good websites I should be looking at for before/after inspiration?

Would you live in whilst the work was being done (3 kids under 8) or no way jose?

whois - Cheaper Leander Road one

I'm also going to look at This one on Chantrey Road next Thursday which is a smidge cheaper than Kellet Road but the same kind of house. Location not quite so good, but still an attractive option.

Oh and I know we have ruled out Streatham but Look at this place - amazing potential and close to the station. Only problem is you'd need at least £250k to do it up and it's already at the top of our budget....

That Leander road one is a MUCH bette layout upstairs than the other one on the smae road and you have the potential to go into the rest of the loft if you want. I would want to remodel the kitchen-diner though.

OMG I love love love the Ambleside Avenue one... that could be the nicest house! Nice big plot and clost to station... really, really like it.

Do you think it really needs £250k? That is my favorate by far.

Not a big fan of the Chantry Road one despite super close to station location and 'ready to move in' interior. Kitchen isn't that big for a kitchen/diner and you're low on bathrooms upstairs. More 'substantial' built as 3 real floors but the garden is tiny I think too?

BTW I love looking at other poeple's property possibilities! My search is much less fun with a much smaller budget :-)

Yes that Streatham one looks amazing doesn't it, but yes, it would need a lot of money and we would have none left after buying it. And it's still Streatham and as others have pointed out, that's going to be a nightmare for the school run to South ken.

What a brilliant house! I want it

To my mind, this house is liveable in the condition it's currently in and so I would want to treat it as an ongoing project and do one or two mini projects (say the kitchen and new windows) at a time. You could plan which projects are more or less essential/affordable and do two a year (as an example) for however long it takes.

Something like the hall is wonderful as it is and only requires the stairs carpeting, a new coat of paint on that lovely panelling and the evil orange curtains removing . However, I'd be tempted to leave the hall until last, as everyone (workmen, family, animals) will tramp building detritus through there whilst the work is ongoing; you don't want that on your new carpets/paint!

I think I'd turn the cellar into a utility room (£6k depending on spec) and make a door from the utility to the WC. I'd also be minded to leave the original door from the garden to that WC too - never underestimate the usefulness of an outside loo! The new utility can then double as a kitchen area whilst you redo the main kitchen (£15k). Depending on whether you're an open-planner or not, you can either leave the layout as it is or flip the dining room and living room and knock through from the kitchen to make a kitchen/diner/living area and still retain a second sitting room. Doing this may well require an RSJ to support the house though, and this will add to the cost.
As for the new family bathroom on the first floor (£2-5k if you buy yourself and pay someone for fitting only) my initial idea was to knock through and get rid of the separate WC. However, with a growing family it may be a good idea to leave the toilet separate so, for instance, you can have a and a relax in the bath whilst the WC is in use!

As for a granny annexe it could be a good idea to use the studio area and also the section of basement in between the studio and what would be the new utility and carve out a bedroom/sitting/bathroom down there. With access to the lovely garden from some new french windows, this would make a lovely space! This would be around £15-20k again depending on spec/work needed to make good.

Before this turns into a monster post, I think I'll leave it there I think we're up to around £70k so far - sorry! This house definitely has me inspired, Boobz!

Just to be clear, I was talking about the Belltrees Grove house

Thanks Mims - but have now decided against Streatham after all...

Have spotted another couple of houses in Vauxhall so have added them on to my viewing list for Thursday... so will be seeing 3 houses then, and mine will be on the market the day after - woop!

My pleasure Boobz I hope all goes well on Thursday and beyond

Thanks Mims - I'm having a very good feeling about one of the houses I am going to see tomorrow.

Boobz, you should find that there will be other Vauxhall kids communting to the Lycee. Not all French families can afford South Ken!

I thought Vuaxhall would be out of our price range but there are a couple that look good.. I don't really know that area but it's on the up I have been told...

Vauxhall would be a more practical location - hope you see something you like.

Isn't it 1930s rather than Edwardian?

Ignore me' I only read the first post and not the date :o

You were probably right though Soup - I just copied what the EA told me on the phone.

FWIW I prefer the Kellet and Hayter Rd houses to the Streatham one!

I've never lived in South London (I was an Islingtonian) but on principle, I would prioritise location and ease of commute over the house itself, on the basis that no journey on TFL has ever taken me the amount of time I expected...

Yes you are right. Which is why we are now exploring Vauxhall too, as that would be even handier to get the kids to school in the mornings!

Will report back on Friday after my 3 house viewings and 4 EA evaluations in one day

So now I am in a quandry...

So we saw this place and I have fallen a bit in love with it....

Vauxhall House

But it's a bit smaller than Kellet Road, and is obviously in Vauxhall which isn't as vibrant/community feeling as Brixton, and is further away from our friends in Brixton/Herne Hill. But it's Zone 1 so would be even closer into town for my work, DH could walk to work, and the kids would be closer for the school run to get to the Lycee in South Ken....

Argh I was so set on Kellett but this is now making me think about a whole new area....

Also looked at this place in Brixton, but it's a lot more worn down than either Kellett or Vauxhall and the kitchen is too small, so I think it's out of the running...

Chantrey Road in Brixton

Keatings Estates are amazing at photography - it's actually smaller than the photos make it seem... but is still a big house.

The other thing is both of the Brixton houses haven't gone into the loft yet, so we could add space/value there, whereas the Vauxhall house is maxed out (but would still be plenty big enough as it is now I think).

I saw 4 estate agents back to back to look at my place yesterday and it was so interesting to see their sales patter and their different approaches to get my business. Ended up going with 2: Jacksons and Dexters as I think they are both strong in Streatham and I beat them down not to up their commission as a result of a joint agency deal. Photos of my place will be up by Saturday!

So interesting to see what will happen with the referendum having an impact on prices - I wonder which way it will fall and whether house prices will drop dramatically or not...

Anyone know anything about Vauxhall and whether the proximity into London Town is better than being in the hubub of Brixton?

The Vauxhall one is interesting, but I don't like that the living space is all open plan and to the stairs. I hate stairs being open to the living space, just never feels cosy. But I appreciate I'm in a minority.

Looks lke it has good space and light.

Looks like that 'loft space' hasn;t got building regs or they would be selling it as a bedroom. So be careful for paying for that space in the £/sq ft. Would be a nice teen hang out up there though.

I think I prefer the Vauxhall one on balance.

Does it have any grass or is it just that decking?

No grass - just tiny decking area.

I asked about the loft and apparently it does have building regs... will double check before putting an offer in though.