Is £30k a decent budget for this work?

[PurpleFlowersInMyHair]

We’re considering buying a probate 3 bed house which needs updating. Is £30k a decent budget for the following works?

Removal of Asbestos sheeting from original fitted wardrobes. Replace with the Ikea pax solution we have in current house (cost up to £1k for wardrobe fittings).

Creation of kitchen-diner from current footprint of living-dining room and separate kitchen. Involves moving radiator, knocking down 1 internal wall, building 1 internal wall, new joist, plastering, installation of standard patio doors (not bi-folds), laminate floor (mid range).

Ikea kitchen and installation- no island, standard gloss white units and laminate worktop. Decent cooker, Ikea fan, and Ikea sink. We have excellent free standing fridge freezer, washer/dryer and dishwasher (all top end so wouldn’t replace with Ikea).

Replacement of disability wet room with standard family bathroom inc metro tiles and vinyl flooring.

Painting throughout white - we would do this ourselves

Replacement of carpets - current house is same size and cost £1.2k 3 years ago. Would go for same.

I know this is a bit “how long is a piece of string?” But it’s just a refurb not an extension ... I’ve had mixed responses irl... some think not enough- others too much.

For context, we’re 1 hour from London and are aiming for practical/ easy to clean family house- rather than a luxury/high end finish.

I think you can do it all for 20 25 especially as you are painting yourself and you already know how much the carpet and wardrobes will cost.

Shop around for your bathroom fittings and tiles and then get a one man band with good reviews to fit it and this is usually cheaper than using a bathroom shop or a builder.

A builder will probably be best for your kitchen/diner work but if you know people in the trade then using sub contractors and hiring them direct is cheaper.

Budget each part and work hard to keep to it. I have done many good spec but lower budget renovations. It's a fallacy to think only high price equals high quality. Shop around, read reviews and buy savvy.

I think it's going to be tight...
£1000 for Wardrobes
£300 for fitting them and Asbestos removal
£10,000 Kitchen Building Works and kitchen fitting
£2500 Ikea Kitchen and appliances
£6000 Refurbish Bathroom
£1200 Carpets
£3000 Painting (3 Beds, hallway, landing, 2 receptions)
+10% = £26,400
Would be very interested if you find a tradesperson covering the London suburbs who is significantly cheaper on any of the above items.

10 grand to take a wall out make good and fit a kitchen ? That's seems very high.
So does 3 grand for decoration when OP is doing it themselves.

Oops, regarding decoration, I read it as 'could' do it ourselves rather than 'would'.
There's a wall to come out, a new wall to go in, a new joist which likely means building control will need to be involved, electrics, plumbing and fitting of the kitchen.. I'd be very interested in any builders quoting less than £10k for this by the time it's all been added up. Missing from that is the cost of the new patio door..

Interesting replies- so I’m not living in cloud cuckoo land with my budget? I’m very savvy with money saving and parents are good at this too so I know will help.

Painting we’d do ourselves (done it before) but I do worry as whole house has lining paper- so expect at least one room to need replastering (in addition kitchen diner) so £1k decoration seems sensible.

We know a bricklayer - meeting at weekend to discuss. Works on new builds but may know people. We don’t know tradesmen and all my friends have had architect designed extensions so no personal recommendations. Everyone my parents know have retired!

I think £10k for kitchen diner sounds sensible- because there’s a window to take out, patio doors (but these are fairly cheap and only take 1 day to fit- it’s not a big job).

I was thinking of splurging on the bathroom- getting one contractor to fit and manage all so it just gets done (I have small child and need a bath ASAP!)

Thanks all- this has been so helpful for a reality check

park view
Maybe it is pushing it in London. I'm in the north so I think I could get that done for 5k with little issue.

Sounds like a plan OP good luck.

Just to add I know a family who recently had asbestos removed. Bear in mind you will need to be out of the property whilst the asbestos is removed so factor in a couple of nights hotel accommodation.

Sounds like a good enough budget to me if you're not undertaking major plumbing changes.

Hopefully not off thread, but have a look at DIY kitchens. Far better quality than IKEA, standard sizes, and very good value.

Bear in mind you will need to be out of the property whilst the asbestos is removed so factor in a couple of nights hotel accommodation

For the amount of abstesos indicated but the OP (one room, wardrobe area) I hardly think this will be required.

Budget sounds fine - are you sure it doesn’t need rewire, plumb and booker?

Arg. Boiler.

Chickencellar I'm in the north too. Please let me know who would do all that work for me for 5k and I'll bite their hand off.

It isn't just one person , budgets stretch much further managing any work yourself and get individual trades in.

Thanks everyone- we got the house and mortgage sorted- so we have a budget of £30k

Great advice about separate trades. Yes it will be more hassle but cheaper in long run. I’ve already started sourcing items eg Costco Grohe kitchen tap mixer only £48 on offer right now.

Probably going with DIY kitchens rather than Ikea as suggested

We had a bricklayer friend come round to look at it- he can do a fair bit himself. His chippy friend can fit kitchen/ doors etc.

When I totted it all up, came well under £20k but good to have the contingency in case it’s needed- for more expensive fittings (I dream of Parquet floor!)

We are lucky to have both sets of parents nearby with spare rooms- so no need for hotel accommodation. I can see the need and it would bump budget right up!

Depends what you go for. If you choose the cheapest possible carpets, kitchen, plastic bath, etc then you might just afford it. If you want anything of decent quality then no.

• £1k for wardrobes and the same again to fit and remove asbestos
• At least £5k for a basic white bathroom plus extra because you’re not replacing like for like so will need new plumbing
• £10-12k for kitchen and related works
• £1200 carpets

The kitchen is the place where costs might spiral. You’ll need a plumber to move the radiator and possibly other services if you’re relocating them. Remove sink etc and install new. Builder to knock down wall and build new one (and what if he finds more asbestos). Steel beam to support the ceiling. Electrician to rewire and remove cables or add sockets etc. Plastering, patio door and laminate floor will be about £1k each. Then you have to pay the kitchen fitter probably at least £1k. And on top of that if it’s an old house you may find it needs rewiring which costs thousands before you even plaster and redecorate.

Boiler is new

It might need some rewiring

We’re waiting for asbestos report. What we can see (and know about these properties - they are standard build in area ex council ) it is just the boards at back of wardrobes so work will be 2 hours tops to remove it. It’s just paying for the professional service as it’s illegal to do it yourself. The other bit of absestos (outside store) has been removed as it was done last year.

In terms of quality of fittings- I know exactly what I want. DIY kitchen with laminate worktop (can’t stand cleaning associated with quartz/ marble/ corian) so that’s cheap. I want an Aqualisa digital shower (£800) over thermaform acrylic bath (£300) and glass shower door. Standard classic toilet and pedestal sink. There is a big cupboard. Prefer plain metro tiles and will be wanting indestructible vinyl floor. No need to move plumbing- shower/ toilet/ sink will be put in same position. Just the bath which is not currently there.

Kitchen wise, yes I agree that is where bulk of budget will go. Friend will do all building work- chippy will fit kitchen etc (DIY come assembled so expect fit to be £700 + laminate worktop separate). My mum paid just £5k to have all windows replaced on 4 bed detached house (most rooms have two windows& there are patio doors). She was very happy so will use same company. I can’t imagine the patio door will cost £1k from them but I will budget for that.

Trades here (1 hour from london) cost £150-250 per day. We’ve had estimated for 7 days kitchen diner for build, 3 days chippy. Then probably 2 days plastering, maybe 2/3 electrics (really don’t know ) plumber will be 1 or 2 days. The patio door will take 1/2 day to fit. We will save money by doing the prep work ourselves

The bathroom is estimated at a week for plumber. 1 day for tiler (they charge £40 per Sqm here- we have 6 sqm so that about £250 plus materials and tiles).

Flooring we will get done last throughout. I reckon £1.2k for the decent proly easy clean stuff with nice pile (have this now) from local carpet shop + £2/3k for wooden flooring and fitting.

Oh and vinyl for kitchen/ bathroom about £500.

I will save money by removing all the tiles in the kitchen and wet room myself I will be 7 months pregnant so this might be a bit ambitious!

Purple you sound like me! I'm doing lots of prep myself just to hurry things along and baby due November.
We're in the north and have a 20k budget. So far we're doing ok as been using individual trades and doing what we can ourselves. It can be done but you just need to keep reassessing budget as you go

beagle we must be mad!! Good to know I’m not alone in my madness

I think £30k sounds about right, always find you get extra things when you renovate but that should allow some flexibility.