How much would it cost to renovate a house like this?

[Nickname1980]

www.rightmove.co.uk/property-for-sale/property-53739970.html

Extending aside, how much would it cost to bring this into a good state? It would need a new kitchen and bathroom, but also the rooms all look very tatty...

You could pay an experienced builder a couple of hours money to go round with you, and give rough quotes. He would spot things like roof or electric problems. Much cheaper and more useful than most survey reports.

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I don't have any idea of renovation prices, but getting a builder to take a look is a good idea. It looks like it needs a lot of work. Is the bathroom off one of the bedrooms upstairs? That would need to be moved for a start.

It looks nice from the outside & could be a lovely house if done up well.

The price is making my eyes water, though!

It depends what ypu want to do and to what spec.
You need to reconfigure the layout possibly add a side return and a loft conversion.

I think to do Everything -easily £150k. I

Doors and windows 12,000.

Roof? But £25k if required (You wouldn't want to do this if planning loft conversion in future)

Modest kitchen and bathroom £28,000.

Fitted cupboards (set of wardrobes and sitting room cabinets £3500)

Total redecoration, plastering where necessary £10,000.

There will be some damp in a house like this - allow £6,000 subject to full damp and wood survey.

Internal doors? £2500

So without loft and side return I'd say £65,000 minimum. With loft and ext and roof possibly just about £150,000 but it will be tight. Will the return be worthwhile?

Don't do it - its got a horrible lay out that will be expensive to fix.

You could buy something genuinly lovely for £800k somewhere slightly less cool.

I'm hugely suspicious when people cheap out and go for shit options, like the only bathroom off a bedroom - it makes me think what else couldn;t they afford/be bothered to do properly. Bet it is bodge central.

buy this one instead £25k more. WAY nicer layout and already done up + period features whihc seem to be lacking from the one you posted. And practically on the same road.

Although personally I think the en suite both ruinst the master bedroom feng shui and also the obvs takes space from the second bedrooom. But people seem to like extra bathrooms over nice rooms.

The master bathroom ensuite in that second one would be a real turnoff - you'd hear everything in both bedrooms & must be tiny. I always think of ensuites as being luxurious & that must be so poky.

The second one might not be in much better overall condition, just better presented? The bathroom and kitchen still need replacing and they are big ticket.

I forgot to mention above rewiring and /heating.

House one: on at £825,00
House two: on at £850,00

Have you looked up actual sold prices op? If a beautiful done up one of these with lift conversion and side extension is making close to £1million, then it's worth it. If not, then it isn't. I
I'm not plugged into that area but if it's emerging then it will suffer more in a property recession than say Fulham/Stoke Newington.

Is it comparable to Walthamstow or behind it? My instincts say those houses are both at least £100k overpriced.

Ouch. People pay that much for building work?? We are up in Scotland and it definitely doesn't cost that much for stuff. Husband is a plumbing heating engineer and the most he has ever quoted for a high end bathroom was 5k! Think he should get some work down south!

You might as well knock it down and start again.

Luci does that £5k include tiling, floor and lighting?

Having renovated two 'needs serious modernisation' that were basically sound, the only thing I would say is that it's almost certainly going to cost more than you imagine. If the place has not had much done to it for many years or decades, it will probably not just be a case of redecoration, new flooring, new kitchen and bathroom.
You may well need complete re-wiring and re-plumbing, inc. new boiler, radiators, etc. Are the windows in a good state? Is there any lurking damp?

And all the relatively little things can really add up - all new light fittings, switches and sockets, door handles etc. if you don't like the existing ones.

Having said that, it can be very satisfying to do a place up, as long as you go into it with your eyes open and get it at a good price. But I would certainly take a trusted builder around to give you a fair idea.

The master bathroom ensuite in that second one would be a real turnoff - you'd hear everything in both bedrooms & must be tiny. I always think of ensuites as being luxurious & that must be so poky.

Yeah I'd rather take it out - 1 bathroom plus a downstairs koi is enough for a 3 bed house in my mind.

The second one might not be in much better overall condition, just better presented? The bathroom and kitchen still need replacing and they are big ticket

The one I linked to? I think the kitchen and bathroom look fine! Not super duper modern but not 'replace now' state.

Just picking up on your comment about the extras bit - sometimes it's worth asking the seller for a bulk buying discount. Did a project recently where I had LOTS of door handles to change - and although not advertised on the site, when I rang up to ask if they'd discount for a bulk order, they said yes :) (www.locksonline.co.uk/Door-Handles if you're interested!)

We renovated a 3 bedroom house in a similar condition to that 3 years ago. We did a lot of the work ourself but I can remember some costs.

New door £800
Rewire £2600
New boiler, 7 new radiators & removing existing pipes £3400
Kitchen including fitting £6000- started off at £8500 but mum negotiated
Kitchen tiles & tiler £900 (could get cheaper tiles)
Carpets £3100- our house has bigger rooms than you & you could get cheaper carpets
Kitchen & hall flooring £400
Tiles for bathroom fitted by dad £600
Downstairs loo £1250 including tiles.

Upstairs bathroom £2800 fitted by dad.
Builder to lay kitchen floor, hall & replace front door £600.

Paint cost £900
Painters for wood work & doors £360 - we painted the walls.

Fireplace & fitting £1400

We did a lot of work ourself so saved a lot but it took months. Worth it though. I also found a lot of bargains online. We were lucky as well because the previous owner had taken care of the house so there was only ever one layer of wallpaper & the walls were in good condition so didn't need to re plaster. Our electricians went under the floor & fed the wires through instead of wrecking our walls.

Something I will say is really try & get good tradesmen. We had everything scheduled & some just didn't turn up. Our painter came recommended but didn't prep the wood & only did 1 coat so months after moving in the paint flacked off. One time he even let himself in the house not realising we were there & then pretended he just wanted to check the paint.

Oh the roses yes that price would include everything down to taking away the rubbish!

We just finished renovating - bigger floor space but costs often don't change hugely. It cost us c. £150k including some external repainting, major rewiring, new radiators and boiler and totally gutting and redoing two bathrooms, but excluding kitchen. I also did all the decorating - reckon that would have been another £10-£15,000-ish if we'd had a contractor.

The most expensive item room by room was restoring sash windows with heritage double glazing - the big bays were £2500+ each and regular sashes around £1000 depending on condition. It's worth doing though as it transforms the noise and draught levels.

I'd allow £3500-£5000 per room if you're restoring windows, and double or treble that for bathrooms. For kitchens the sky's the limit and just depends on taste and budget. Then allow another £60-£75k or so if you're extending into the loft. So that plus 10% contingency and yes I reckon around £150K.