Cost of completely refurbishing a house

[Bells3032]

Currently found a house we like. its about 200k under our budget but in need of a complete refurb. We are wondering rough estimates on how much to spend. Could anyone give any advice on rough estimates of the below

It's a 2500 square foot house.

Repainting - 10k
Recapeting - 5K
Loft conversion - 35K
New large Kitchen - 30K
2 bathrooms and toilet - £30K
Furnishing - 10K

Does that sound about right. We are considering how much mortgage we would need so wanting rough estimates.

Thank you!

Repainting too low
Carpets far too low
Bathrooms you could spend less
10k on furnishing won’t go far if sofas, blinds, curtains etc. Depends what you need though

We have beds and table etc. We might get a bigger sofa and blinds etc

Re wiring 10k
Re plumbing 10k
Replastering 5k
Carpets probably 10k min
Loft conversion seems too low if that's fully finished, depending on what part of the country
If anywhere near the south east I would budget 100/ft2 for a full refurb, so around the 250k mark

Windows probably 20k for a house that size

New doors and woodwork etc probably another 10k

External works to driveway and garden, fencing etc depending on size of drive and boundaries could be anywhere from 5k to 50k

I usually work out what it would be worth done up and use that as a starting point. So if a £400k house finished was on for £300k I would expect so spend in the region of the difference to bring it up to standard. Obviously this depends on how high end the work is. Also if you are going to be doing lots of the work this will bring it down. I think the above numbers are generally too low, and you are missing quite alot of hidden costs. For example the loft conversion, does your £35k include planning, building control, we needed bat surveys etc.? The cost of work is surprisingly high I think you will need alot more. Sorry.

Does it need to be rewired? Replumbed? Is the roof ok? Is there damp? Woodworm?

Totally depends on size doesn't it.

How big and what style of loft conversion is it? Ours cost 72k and most quotes we got were for around 100k

It’s hard to tell op, not sure why some one is posting it needs replastering replumbing and rewired without seeing it.

Bluntness.. op says complete refurb... rewiring, rellumbing, and replastering would fall into the category of complete
But thanks for your useless comment, I'm sure it really helped the op

But thanks for your useless comment, I'm sure it really helped the op

You ok? That’s really very sensitive.

I’m sure the op knows if it needs rewiring and replastering etc.

Why? Does she seem an experienced property rennovator from her op
Doesnt read that way to me

So if a £400k house finished was on for £300k I would expect so spend in the region of the difference to bring it up to standard

So why bother with all the work. If you buy a house worth £400k for £300k and it needs £100k spending on it then the price is £275k at the most.

How long is a piece of string!

Depends on who you are using as labour - are you hiring individual trades or looking at a larger company who will project manage? Carpets come in so many qualities, you could pay as little as £5k for basic carpet one colour throughout and not including kitchen or bathrooms but if you want better quality then £10k is very optimistic. Loft conversion may cost a lot more, I was quoted £52k 6 years ago but it depends on the joist structure, roof shape etc. My solid oak large kitchen cost £9500 including utility room but not including labour (my dad fitted it as it's his trade and he negotiated the excellent price with his supplier for end of the range).

Bathrooms too could cost £10k or £100k but I think £30k is a sensible budget.

I certainly didn't spend that much fully refurbishing my house but daddy dearest did provide a fair amount of free labour over the 2 years we worked through the essentials. I'm also project managed myself hiring in the trades when we later did the large extension.

Agree with oliversmum, dont discount your time and the hassle for probably a year, and maybe renting somewhere nearby to live in for 12 months whilst the work is done

It depends so much on how much you are willing to do yourself. We had to redo everything except the wiring and most of the plumbing in a 3 bed but did everything bar the kitchen and main bathroom ourselves. We've spent about 40k and still have about £10k to go.