Whole House refurb any idea of a ballpark price?

[MakkaPakkas]

I'm currently looking at a lovely big Edwardian house. Don't think there's anything wrong with it structurally but we'd want new flooring, windows (double glazed but in keeping with the house's character), some stud walls removed, new boiler/other more eco source of heating & replace an old conservatory & 3 bathrooms. The house is 3500 square feet and I've got no idea how much that might cost.
Anyone done similar and can give me an idea?

I would say 50k, did something similar 10years ago but smaller. Inflation taken into account but not prices of building materials so maybe even 60K depending on the type of flooring you want.

I'm having a new kitchen, carpets, paint throughout on a tinsy end-terrace modern house and that's well over 20k.

I'd not be expecting change out of 150k for a house of that period and size.

I didn’t include the new heating in my 60k estimate, so would add another 20k+ onto it, although other pisters with more recent experience can estimate much better.
The question is also whether you will be able to find any builders willing to take on the job within the next 3 years? (Backlog, high demand)

We replaced conservatory with an extension, put in mega flo, new radiators, a woodburner, some new pipework, 2 bathrooms, refurbished parquet, new kitchen, new patio, new circuit board….complete redecorating, new front door. We’re quoted 17k for new windows which we haven’t done yet. It’s coming out at about 170k. Edwardian 5 bed house. Semi.

60k?! No hope. More like £150-170k depending on your tastes/materials. Have done similar jobs twice in the last three years. We are gluttons for punishment!

Quick guesstimate of 150-200k depending on the quality of finish

We’re in the process of something similar (although a bit bigger and Georgian). The windows alone are £40k. We’re hoping to come in around £200k

It’s hard to estimate at the mo as everything is either stupidly expensive or just not available.

Wow things have become so expensive
My guestimate was totally wrong - apologies.

So much. Much more than you think.

Find realistic prices for as much of the materials/labour as you can, then double the overall total.

Thanks everyone! @elfofftheshelf how long are you expecting it to take?
@SherlocksDeerstalker how long did those jobs take?

But without knowing where you are it’s hard to say. I’m in London and first thought was around 180k. It would be very substantially less in other areas.

Ours started in March this year. I an pinning my hopes on them being finished by Christmas…

It’ll be cheaper if you can do any of it yourself. We lived in it while doing it, which was just bearable. They would have been quicker if they hadn’t had to work round us…but being on site helped with decisions.

We live in one in London, added loft and 9m2 kitchen extension, reword, plastered many rooms, new boiler but not all radiators. 7 years ago. £180,000 with fixtures fittings and decorating.

Prices are going up rapidly, we have been trying to source wood for floor boards, one of the cheapest we were quoted was £70sqm for reclaimed Victorian boards. Wood is getting very expensive, there was issues with plaster last year.

Well I’ve seen a guideline for fairly intensive refurb in London costing £3k per sqm plus fees and VAT. So a million? Lol

I personally think that price is crazy and only relevant for extensions but have no experience to base this on - although once you’ve thrown in a kitchen it will probably be more and other areas will be less so will balance out. All depends of course on your desired finish. I would be happy to paint and do work to guest bedrooms myself but get the pros in for the main areas of the house.

100-150j

100-150K!

We are doing an edwardian style property atm (actually built later but custom build to older standards). I will warn you their are no stud walls. Every internal wall is built with the strongest brick known to man. Poor internet guy broke two drill bits trying to get through the wall.

We are 3 bed 2000ft - 18 full height windows with one family bathroom and one downstairs WC. We have 90k starting budget and we think we will go over easily.

The windows alone are just over 1k each - for refurbishment and upgrade to slimline double glaze with only replacement sills. - So c. 20k
New heating, plumbing & boiler - c. 15k + bathroom suite c. 5k
Electrics - c. 10k
Existing floors sanded and polished - 3k
Plastering - new ceilings and patch repairs to existing walls - 10k

We are outside London so cheaper and plumbing/ bathrooms/ chippy/ building work and electrics are on mates rates - so only flooring, windows and plastering full price.

So thats 65k and that doesn't include:

• half the downstairs where we are rejigging the layout a bit for new open plan kitchen/ living
• said kitchen
• utility
• downstairs WC
• A few external replacement doors and some new ones in the rejigged bit.
• a whole load of other stuff presumably.

And just as a word of warning. The simplest thing in these older properties just cost the earth. As an example - went to get a key cut. Its a pretty fancy key so we thought oh perhaps £20 instead of the usual £3.

No, its hand bloody rolled cast iron. £180.

So I would go with PPs £150k as a starting point!

@LemonSwan do you mind me asking what sort of windows you are getting?

I’m just renovating a Victorian end terrace and I’ve been quoted between £2k and £4K per window so 3x bay windows and 3x separate sash windows is coming in at £35k. Engineered Wood, and window height is around 2.2m for all but one window.

Also this is London but still I’ll be upset if I’m paying two to four times as much for the same thing!!

Thanks in advance!

Based on our current experience between £170-200k

Ive nearly completed a full refurb
on my house. No changes to electrics/plumbing/plastering/ windows except where building work required it. We've converted the garage and knocked through a room. Other than that new floors, new decor, new fittings in bathroom and kitchen. 50k +

If you go for wooden sash windows then your windows alone could cost 50k. I would say 150k.

Budget at least 100k excluding the windows. Budget minimum 1k per window… likely more
You’ll also uncover jobs you didn’t think about along the way.
When was the house rewired etc

Trades are in high demand atm and prices are £££££ as are the cost of materials.
I’m sure the house will be stunning but it will always cost more than you think

As said the costs will be massive... I'd honestly say that unless you're really into the architecture or interior design etc as a hobby, it's not worth doing.

£200k if replacing the conversatory with a decent extension and using better quality fittings, e.g. aluminium doors and windows instead of cheaper uPVC.
Replacing our boiler and all the plumbing cost over £14K alone for a similar sized house (and we got 4 quotes).
If you want to do the attic assume another £100K.
It's a rubbish time to be doing work so it's hard to even get quotes.