Dilapidated terrace in London (with pics) - how much to completely renovate and extend

[Newhouse76]

We are looking in this part of London and were wondering how much it would cost to bring this property back to life:

www.rightmove.co.uk/property-for-sale/property-73510029.html

We would like to extend out the kitchen, new windoes, boiler, wiring, fit a downstairs WC, and extend the loft

Or would it be better to buy this one as although it needs an extension and loft, the basics seem to be in place?

www.rightmove.co.uk/property-for-sale/property-73140198.html

Ive also attached a link to a property in the next street to give an idea of prices once decorated

www.rightmove.co.uk/house-prices/detailMatching.html?prop=58048279&sale=4960804&country=england

Budget is up to 750k however I was wondering if renovating would be a more cost effective option

Thank you

To clarify you'd have to be careful to keep your budget to 250,000 for the returb to house 1 but the house would be to your exact specifications and you know it would be done properly.

@JoJoSM2 yes of course that means you’ve done work yourself

If OP is prepared to project manage or has other skills that she can utilise then she’ll save money, but not everybody has the time, skill or inclination.

And yes to builders being in short supply: DH through his firm both employs directly and works closely with main contractors and then multiple subs. All absolutely slammed.

At any one time his firm would have a 6mth lead time for design and build. They’re currently not taking on work until 2022. He has 40+ employees and would take on more if he could find them.

Is this a school catchment thing?

This house is 50k more
www.rightmove.co.uk/property-for-sale/property-97719878.html

There is no way could you turn the first house into that for 50k

Go for it if you want a reno but decent builders are in short supply and builds are expensive and stressful.

If you are looking in Isleworth for a budget of £750k there are bigger and better houses all ready done and ready to move into for that sort of money.

We did our London terrace for about £75k, not including any extensions. That was complete rewire, a lot of textured wall paper off, complete replaster, 2 structural beams to remedy poor work, repainting, 2 new bathrooms (one totally new, the other reconfigured), new heating pipes & radiators, new large kitchen including appliances (Smeg/Samsung rather than Indesit or Wolf) and enormous sliding doors (incl making a new aperture, with steel lintel).

I did all the project managing myself whilst working FT and with a toddler. It was a lot of stress but worth it to have the house as we wanted it.

I would always go for a renovation over a turn key because it’s much harder to justify ripping out a perfectly good kitchen or flooring just because it’s not what you would have chosen.

However, I would definitely take a trusted builder to view for an honest appraisal of the work that needs doing. My surveyors missed a lot of very obvious defects that ended up being very costly.

Thank you so much for your feedback!

Perhaps this property isnt for me 😬. Ive managed internal renovations /remodelling in the past but not to this extent.

Im a single parent to a teenager -catchment is not an issue - and im thinking by the time I would finish renovating the property my child would be off to uni! I was looking for somewhere to put down roots but this might be too big a job for me. Im a project manager though so could look after that side of things!

Something like this is very nearby and looks quite nice without the hassle

www.rightmove.co.uk/property-for-sale/property-94487552.html

Thank you all - i will review your posts in more detail later

The last house you posted looks a much better buy than the others. I wouldn't consider house 1 as it needs so much work it will be a money pit. House 2 is fine as you could do what you want gradually as you can live in it now. House 3 is expensive. I would choose 2 or 4. 4 is better value. Is 4 a cheaper road?

I think this house is beautiful and EOT as well. Nothing to stop you making an offer of nearer the £625k

www.rightmove.co.uk/property-for-sale/property-84889132.html

It looks not only big but beautifully done as well

Absolutely the last one....why spend the last couple of years of time with your teen stressed and grubby...(honestly any building work will have this features)

It also has a much nicer garden:)

Have you noticed that property 1 is a guide price only? Could go for a lot more or less if auctioned or sealed offers.

The 625k is gorgeous. You’d just need to check the train tracks aren’t too much of a nuisance.

Go to my friend's website Maggie Toy architectural design. She is a fantastically talented down to earth architect who helps people renovate houses in line with their budget. I've done 3 properties with her and saved money and mental ago each time because she know-how to talk to the builders, planning department, building regs - all of it. The builders we use were Fern Rose from north London. If it were me I'd see if I could get a mortgage for the first one and then spend 100K doing it up with vacant possession. This should cover damp proof, electrics, plumbing, flooring, etc but poss not a new roof too.
Good luck.

I agree the last house is miles better than the other two. I'm surprised so many people liked the first house. It didn't look great from the outside. This latest one does.

Beware Mogden sewage works for the last one!! They can be very smelly

House number 1 looks lovely and still has all the original features so you have a great base to work on, eg it’s not been pebbledashed and doesn’t have 1960s knocked out pvc windows.

625k is a clear winner but it is priced low to reflect the train crossing nuisance. I've lived in this area & know most streets well. Hartham Road is nice. The beeping from the train crossing might ruin the peace in your garden. If that doesn't bother you, go for it.

Thanks everyone for your feedback - ive never had a thread become so popular!

Ive definately discounted number 1 and 2. A PP was right in that i have DD at home for the next 2 years and the renovations will be a stressful experience and not thr bargain I had thought.

Thats really good feedback re the trainline at the third property, thanks for the heads up. Its a lovely property however im also looking for a period of calm in my life! I will take a look