How much to refurbish this stunning house?

[NotABeliever]

Asking for my brother who's chain free and recently moved to Oxford.
He's planning to redo all the wiring, plumbing, new boiler, new kitchen and bathrooms, all flooring, roof and decoration. He's asking me how much all this done to good standard would cost without an extension and not moving the plumbing unless absolutely necessary. I've recently refurbished a house but on a much smaller scale so I don't really know.
In particular, can you spot any extra structural work that may be needed from the video. It's in quite a state isn't it?
TIA

[RosesAndHellebores]

lemonsandlimes you are right about stamp duty.

I don't think you are right about the kitchens however and they will not sell on at top end if they put in a middle range/cheap kitchen. I also think my forecast re property prices is correct - especially for already highly valued areas

If I viewed a £2m house with a £15k kitchen, I'd reduce the price by £50k to £100k for the replacement kitchen.

[Tiffany777]

@JontyDoggle37

We did a 3 bed semi-detached large Edwardian property like this. From the photos it has serious damp in several locations, which at the least means the damp course has gone and at worst means you’ve got rising damp. Also, those houses never have proper insulation, so you need to add reinsulating the loft to the list. We managed to do all of the following for 65k:

• new roof
• complete re-wire
• all walls and ceilings skimmed
• new family bathroom and new downstairs toilet (plus remodelling the shape of the downstairs WC)
• new kitchen (18ft run of base units, no white goods as it’s a long term rental)
• painting
• flooring/ carpet in every room
• landscaping the back garden, which included drilling up over 3 tonnes of concrete 🙈

Rising damp lol no. Hot having a house heated for many years yesx

[lemonsandlimes123]

Roses - we will have to agree to disagree re the kitchens! Plenty of nice houses in SW London in the 1.5-2 m range that certainly don’t have 70k kitchens! 30k yes but 70k would be a waste IMO!

[KickAssAngel]

It has scaffolding at the back of the house! Keeping the wall upright? He needs to take a walk down the road to look.

[underneaththeash]

Look how much the done up
Houses on the road have sold for and see if it’s worth it. I’d say 200k...but it depends on the spec.

[Redsquirrel5]

I had a local joiner make Cottage sash window for my semi a couple of years ago and they were £900 each. I would say about £250 for a house that size. It is a great house with an alarming price tag but I live in the north where you could buy a small mansion with several acres of land and a view over a lake which wouldn’t need as much refurbishment. I know of one just sold. Iused to stay in it.

[thosetalesofunexpected]

Bloody Hell he is taking on hell of a lot here Op !
😕

[Kittromney]

No idea how much it’ll cost but oh to live in summertown...

[RosamundePilcher]

What a beautiful house.🤍

[Bouledeneige]

I think for the size of the property and the state its in you could easily spend £300 - 400. And honestly its not that beautiful a house. I live in an Edwardian and my next purchase it also an Edwardian. This is not a beauty.

[VinylDetective]

This is the kind of kitchen you get in a £1..25 million house in Cambridge. 😉

Warkworth Terrace, Cambridge
www.rightmove.co.uk/property-for-sale/property-100448816.html

[redkiteflying]

@ketosavedmylife none of those are in the same area - people looking to live in summer town would view outside the ring road.
I'd love to live in summertown, a girl can dream...

[1805]

Does he have children? If so, he'll need enough ££££ left over to afford the Dragon school fees too.
As it will be his forever home, and he can afford it, then go for it. That area is not going to go downhill anytime soon.
Is he single??!!!!

[redkiteflying]

That should be *wouldnt view... also posted too soon.
Colleague did a similar full renovation last year but of a (comparatively) tiny Victorian cottage and still managed to spend £100k and it's not super high spec either. Would think some of these estimates are conservative tbf.
Oh, and if he doesn't have experience managing these types of projects then he definitely should hire a professional PM imo. Colleague had to get one half way through and nearly got into a huge pickle without one.
But then I also think it might not be mortgageable so may be moot

[Whatsnewpussyhat]

This is off a property auction website.

"Lenders will typically only provide you with a mortgage agreement if the property purchased is in a liveable condition and immediately habitable or lettable. This means that if a property doesn’t have a working kitchen, bathroom and heating system, then you will not be eligible for a mortgage"

That house needs stripping to its bones and redoing from scratch. The layout is a mess.

[Dotinthecity]

That’s a very cheap house for that area and it’s very cheap for a reason. I think £250-£350 would be not unreasonable to spend on bringing it back to life. Those houses are amazing but generally come with a much bigger price tag.

[Hailtomyteeth]

Love it. Was up to £300,000 by the top floor, and that was without looking for major things like roof repairs.

[Bouledeneige]

I lived through a major Reno like this. Edwardian that had been 5 bedsits and a flat. Re-wiring and new plumbing, boiler etc. no major structural work but new bathroom and kitchen, new glass roof on the kitchen etc. It took years and a load of money - we could only afford 3 months not living in it and it was very tough with a 1 year old toddling round. Lots of rooms had to stay closed off for a few years. Its a terrace so naturally dark and though it has beautiful features it has a lot of limitations.

Definitely at least £300K. And so much work. I would never do it again.

[foxhat]

I can't figure out if it's extended out the back. If so I'd be wary that its up up to any reasonable spec. Might need knocking down and starting again. He is going to get a full survey if he's even considering this, yes? I think you'd spend 100K on a modest refurb even if just windows, bathrooms, kitchen, plastering, decorating, flooring, boiler and central heating. Add in re-wiring, damp course, possible replacement of roof, floor joists, garden refurb etc and you will looking at a very big bill.

[London1977]

Embarking on a similar refurb myself. New heating system, new boiler, total.rewire, new bathrooms (2), new downstairs loo. All wall replastered, new skirting boards, ceilings plastered, new light fittings installed, new sockets in each room, new gas pipes to a fireplace, patio doors installed, new kitchen installation, hiring of skip and removing everything.

£40k labour (hiring a builder and the electrician and plumbers/fitters all work for him).

But that doesn't include items, just labour. They will source most things for me, like rads, skirts, switches, etc. I will order all bathroom and kitchen units, patio doors.
£80k approx.

This also doesn't include floors and windows. The builders don't install those, so an extra £12k new windows, not sure on flooring costs yet. Also no decorative costs in there (lights, painting).

It's a 3 bed semi in east london/essex border. So, i'm guessing similar price.

Get a couple of builders round to quote if you can - we did before we bought it. Make sure your brother writes a list of what he wants done. The builder will advise of course. Then after builder gives a rough quote, if you're interested get him to cost against each item on the list as the next step.

[SkiingIsHeaven]

If you can afford nearly a million quid for a house, you can afford to pay for proper professional advice.

You need to pay for proper surveys on something like this.

[TheUnquestionedAnswer]

I can't believe someone would pay that amount of money for a house, and then have to spend 300k+ on doing it up. Ridiculous.

[Gemma2019]

At the very least £250k, plus you've got the stamp duty of £70k and other fees, although you would have that on any house. I wouldn't touch it, personally.

[YukoandHiro]

@1805 BAHA HA HA! That made me laugh aloud about Dragon fees (i say as a dragged up Didcot Girls alumni)

[samosamo]

I've refurbished dilapidated properties before, one for myself, others for rental. I can't say how much, though my thoughts were £250-300k, but I would say about two years!!! There are always surprises and major setbacks with properties like those. Its pretty much not worth it in that state. If next door did sell at £1.3 m last year and was in a fair condition at least, this house is around £300k off a good deal. Offers should be no more than £700k and that's if you've lost your heart to it AND you don't get stressed easily.