Approximate cost for alterations

[chimichangaz]

I've sold my house and am viewing a house on Saturday very similar to one I offered on but was rejected. The good thing is, this one is £20k cheaper, however looking at the photos it will need some work. I will have equity from selling that I can use, but I have no idea on cost.

Can anyone give me an approximate cost for removing a wall between a kitchen and dining room, blocking up a doorway and potentially moving a wall back to make the lounge bigger. I've attached a copy of the floor plan - the red line is the wall to be removed. The green line is the doorway to be blocked up and the blue line is where potentially I'd take the wall back to make the lounge bigger. Just looking for costs (and any better ideas!) at this stage. TIA.

It all comes down to whether the wall is structural. Removing a non load bearing wall is straightforward. But you have to factor in if there are any electrics or plumbing going through it which will require rerouting, and also making good the floor and coving and ceiling. If it's structural you need a RSJ, and you can double if not triple your cost. Blocking up a door is nothing - a few hundred as you'll also have to replaster and decorate. Putting up a wall also not a hard job. I'm wary of giving coatings as it's location specific. Your surveyor could help with prices.

Those both look like load bearing walls, as you've got another wall stacked on top of it from the floor plan. So you'd definitely need to factor in an RSJ, I'd imagine also building regs. I don't think you could move the living room wall without destabilising if you'd taken out the red wall.

I agree with PP. FWIW I would consider blocking the existing kitchen doorway rather than the dining room one as it will help with the kitchen layout which I’m assuming you’d need to replace?

Thanks all - good idea about blocking up the different door* - it's not been done that way in other houses I've viewed, but it's definitely an option. Pipandmum* I don't have a surveyor to ask for costs, hence me posting on here

It’s not expensive to remove a load bearing wall and have an RSJ put in. Couple of thousand or less, unless it’s more complex than usual. Moving the wall back might be more expensive because you’d need to hide the rsj, which costs more.

I’m not sure that dining room wall is load bearing. The room upstairs is a different size, so it doesn’t look like the walls are aligned.