Cost of rewire and re plumb of 4 bed v early 80s house

[Ellsiedodah]

Hi all, looking at a house from 1981. Needs total modernisation. We know previous buyers pulled out after all surveys. Sense it was around a renegotiation. Needs full rewire, replumb (definitely needs new boiler). May need new roof. Though elderly pair have been living in what seems to be a very clean, nice but v v dated home for decades so can't be that bad? Anyone any idea of costs from recent experience. This is in a smart popular town an hour south of Birmingham. Thanks

Your budget isn't too far off for the most basic finishes, ikea kitchen etc except I think you've significantly underbudgeted on the bathroom. It will cost the same as the kitchen and you want decent fittings in there.
Also allow £10k contingency

Another surprised that a house that age needs completely new wiring roof and plumbing.

Reworking means taking up floorboards throughout and replacing all the cabling as well as sockets lights and switches. An eighties house will have the same type of cabling as now, although you might want to add extra sockets and put new shiny light switches in. An eighties house will also have bog standard copper pipes so I'm not sure why you're taking about completely replumbing.

If it's got storage heaters and you want to replace with GCH that's far less work than a complete rewire and replimb.

The roof tiles should be ok too, although the battening and felting underneath might need a bit of patching and the flashings replacing in bits.

We just had combo boiler and new radiators fitted in a 1981 house, everything removed and tidied/ made good, a few leaks fixed etc for £4100. Was about two weeks work and incredibly messy. Categorically stated by the two electricians that came out that no rewire was needed, just new consumer unit and extra sockets as a ‘nice to have’. Not tackled the bonkers kitchen electrics yet though I will admit!

I am going out of my mind seeing/ imagining asbestos everywhere though now having missed something on the survey. Don’t know if that’s a specific survey worth getting or question to ask?

Welsh slate is pricier but nicer. House has a huge high roof with two separate elevations so probably more than your average house.

Electrics was with making good.

My roofer says not to touch Spanish slate as it is not good. He says Brazilian is good, Welsh and Cornish better but far more pricey.

Am looking to have the side of the house slated from roof to almost road level (old Cornish house), hence knowing what the roofer thinks.