How much would it cost to do up this house?

[Arlington45]

This house www.rightmove.co.uk/properties/71771214 is in a decent location for us and it's spacious (for London) but it's decoratively not to our taste. I realise this is a bit how long is a piece of string... But roughly how much would you think it would cost to completely revamp it?

I'm thinking (but not limited to):

• rip out the enclosed porch and restore
• new garden with lawn, probably replace the shed
• new bathrooms and kitchen (possibly move the kitchen to the back room and knock through into the third reception?)
• Restore floorboards in all the rooms
• Restore period features generally eg picture rail

We don't have mega luxe tastes so we'd be aiming for nicely done up rather than super top spec. What sort of cost do you think we'd be looking at??

That looks like it's been converted to a HMO.

It would be a pretty big restoration project - that poor house has been butchered inside and out. I'd say you'd have to put in a radically low offer of around £680 - £700K to make it make any sense. AND be prepared to do a lot of work, which it doesn't sound like you are??

A lot is basic cosmetic and aesthetics.

The porch obviously affords significant additional space that would otherwise be dead space. So though I'd review it in entirety, I wouldn't rule it out completely either.

The garden, you could both do yourselves given its so far etc and straightforward.

The rest is how much is a piece of string. 50k is fine for basics, moving the kitchen etc could cost significantly more....

It's overpriced compared to the other two but you've got nothing to lose putting in a low offer

Moving the kitchen would be so expensive because of pipework and electricity. But it doesn't really work where it is. I spent £9k on 9 cupboards in an existing kitchen so I reckon at least £20k to move it. The porch wouldn't be too expensive. Neither would replacing fireplaces and picture rails. In an edwardian house I would want to reveal all the existing features and have a super swish bathroom. Bay windows are a bigger for failing. I love it but it wont be cheap and if it is then over the ceiling price you wont realise it when you sell.

If you'd plan to extend it anyway, I'd just go for another house that's had this done.

How long do funerals and church services go on on a Sunday? A few hours tops? As someone who has done significant work on houses - including living in a caravan for 18 months with 3 chikdren under 4, I would strongly advise just buying one of the other houses rather than that which is over priced and will no doubt have other, underlying, issues when you start the work - eg rotten flood joists in bathrooms etc. Even the costs of carpeting and painting and landscaping (even doing a lot yourselves) could easily be 15k when you factor in rubble removal etc, paint costs etc. That's before you do any bathrooms/kitchens etc. The porch will have damaged the brickwork and you will need to decide if you want to paint the front again. You probably won't so will feel like you shouldn't waste money on a new external paint job so will want to strip the paint back. That costs and no doubt will find more blown/damaged bricks. Easily 10k for all that as scaffolding needed. You could be looking at spending 150k on that (with London trade prices) with you doing a lot of the painting etc for a very basic finish. You would also need about 50k contingency.