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?

The windows alone will be £50k!

@LeavesOffTheCactus

Sure!

They are original hardwood sashes. Ours are 2m x 1m each.

The bays luckily are series of individual windows - so if you add up my bay its c. 3k a bay.

They are repairing with Accoya hardwood anything which is rotten (mainly bottom sills) and restoring original wood, stripping and priming, draught proofing and re weighting.

They are replacing the glass with the argon filled slimline double glazing and we are having toughened glass on the bottom panes of upstairs in case a child decides to head butt the window - apparently must have.

The man was lovely, He very confidently told us to go and get other quotes so I feel he gave us a good price and may not bother and will just go with him - as I have seen his work and it looks really good.

He told us restoring without changing to single glaze is around 600-750 a window; and to remake and replace with hardwood replicas will be double (c. 2k a window).

Sorry typo -

He told us restoring without changing ie. keep single glaze is around 600-750 a window; and to remake and replace with hardwood replicas will be double (c. 2k a window).

We are in the process of doing this, large Edwardian 5 bed. My husband has done a lot of the work himself but we’ve still spent at least £70k. He has been working on it full time for almost a year and has saved us a fortune. He’s restored all the windows, fitted secondary glazing, redecorated throughout, re insulated etc. Even did the kitchen himself. We spent a bit more to get cast iron radiators, fancy lighting etc. We paid for electrician and plumbers which dh not able to do.
Our focus has very much been on restoration, house had not been properly maintained for many years. We had a very cold winter last year but will be a lot cosier this year! It’s been a great move for us

What is the size of the conservatory OP? You should budget at least £120k and be prepared to spend £150k. Older houses will throw up other issues.

I’m in the middle of a smaller but similar refurb. You will need at least 100k and probably nearer 150, also be aware major delays on materials for some things due to Covid/Brexit/whatever else

I can’t see you getting much change from £200k. 3500 square foot is a big old house

Where are you? In London it would cost a heck of a lot more than here in the NW. Here, rough guess, based on what we have done on ours and costed for the future, about £100,000. Add more for high-end fittings.

@Kitsmummy

The windows alone will be £50k!

How many are there, though? That seems an awful lot.

I would allow 100k, possibly more. We are having work done at the moment and there are shortages of carpenters and plumbers as well as materials causing some big price rises and big delays. 3 months for a carpenter here.

Piecemeal work can go on and on but if you can stand to live in it as it is it might be a way to get things done exactly as you want it, but without an enormous instant outlay.

Windows of that quality and conservatory replacement (whether another conservatory or an extension will be upwards of 100k. The rest you might get done for another 75k.

Those saying 60k are going too low. I did a total refurb of my tiny house 6 years ago but didn't include windows/doors and did everything mates rates/lower end of the spec spectrum/ loads of miserable diy and it was still £45k, followed by another £15k to do the conservatory a few years later. Add in windows etc and then account for price rises and size difference and I'm sure you will be looking at £100k or more.

Edwardian covers a lot of bases and 3,500sq ft is a huge house; roughly double the size of the average four-bedroom detached new build near me.

Fag-packed calculation but I don't think you'd see much change out of two hundred grand. If you're in a conservation zone possibly more.

Windows alone could be tens of thousands. Where I am (central Edinburgh) the tenements and townhouse flats in the New Town and West End often have big sash windows.

A friend of mine was quoted £13,500 to replace four windows of this type. Needless to say, they didn't bother, and just turn the heating up. It's cheaper.

My current flat (which is rented, so this will never be my problem) is about 2,200sq ft (for reference). There are 11 windows in total, six of which are almost 10 feet tall. And there are restrictions on what kind of windows you can put in, thickness of glazing, etc.

Just replacing the windows in my flat would cost more than £50,000 I think.

Would you be eligible for any grants or incentives? Here in Scotland there are government incentives and interest-free loans you can apply for to help make a home more energy-efficient. (Or to buy an electric car, as I discovered recently.)

£50k will take you absolutely nowhere I'm afraid. We did a similar type refurb, however the house isn't as big as yours and we only did one bathroom. That was in excess of £80k, had we had your size house and three bathrooms I think you're looking at at least £120k and maybe more, like some pps suggested could be close to £150k depending on where you are in the country, quality of finish, any undiscovered issues etc. You could try doing some DIY if you can, that would save you some money.

Actually yes windows will be expensive as someone above said spot on. Yes thinking about it you will be at £150k.