How much would you budget? Renovation question

[JoanDarc]

A 4 bed house in need of upgrading has came onto our local market. I’m working out if it’s a viable project to take on, structurally it looks sound. House is kitchen, dining, family, study, lounge, utility, downstairs WC, upstairs family bathroom + 4 large beds.
What would you budget for :
Rewiring/ new electrics
Kitchen replacement
Bathroom x 2 (family and downstairs WC)
New combi, radiators
Decorating/ new flooring throughout
Windows
We’re Scotland so at lower end of quotes compared to some of Mumsnet for trades.

Windows and radiators is a bit vague but if you are not doing stuff yourself, you would be in the 60-75k

£75k?

I’d say closer to 100k all in but depends on how much you’re prepared to do yourself. If you’re rewiring you’ll probably have to do a lot of redecorating etc. Also with new windows it will depend on the house and what you’re going to get- if it’s a period home and you’re going for replacement wooden sash this alone could exceed 20k.

Our architect has estimated us £62 for refurb of similar size (ours might be smaller actually). He ballparked on £600 per square metre.

62k obviously 🙈

Also bear in mind that prices have gone up a lot over the last year so anyone estimating from a job they had done more than a year ago will probably think it should be less.

Why do you think you need new electrics?

Kitchen 20k - 40k
Bathroom 5k - 10k
Floors 10k - 20k
Plumbing 5k - 20k
Windows 15k - 25k
Decorating 1k - 5k
Plastering 1k per room
Upgrade insulation 2k max you might be eligible for grants.

Thanks all, I was thinking up to £100k so pleased to see I’m not underestimating. (Based on the limited info I have supplied random strangers on the internet! 😆) We’ve plans in to extend our current home but this house ticks a lot of boxes for size and rooms. For those of you who have done similar have you managed the project yourself and booked trades as required? Our extension would be managed by a single builder who would sub contract trades but I would be more confident managing a renovation as opposed to extension.

@Daftasabroom my understanding is it may be required if property not upgraded in last 30 yrs, with rewriting/circuit board. We’ve not viewed it yet, but the rest of the house looks like it hasn’t been touched in that time period.

How old is the house? that will make a big difference on costs and unexpected discoveries. I have always booked in trades myself even when I built a house I didn't have a builder or project manager, but it is time consuming and a lot of managing of supplies and people who don't necessarily co-operate with each other. I am trying to get stuff done now and it is very hard to even get anyone to respond never mind consider the job or site visit and quote.

Massively depends.

We’re doing something similar with a 1990s 5 bed house that was untouched since built. So far spent 50k on kitchen/utility and 10k each on two bathrooms with one more to go.

Next year is boiler, roof, upstairs carpets, living room floors, and new windows plus the remaining bathroom, which I’m expecting will be be another 100k, but this is in SE and we’re going for a fairly high end finish.

All in all we’re now expecting to exceed our original refurb budget by about 15% if that’s any help…

We’re at about £175k, 2 new bathrooms, new radiators and pipes, megaflo, hard landscaping in garden, walls shifted but big expense in that was a kitchen diner extension, new utility.

So£100k including contingency sounds reasonable.

We were just pre lockdown so could get a builder and architect to come round and see it to give us an idea.not sure you’d get that now,

I’m really glad we got a firm to do it all. We had a tender process with a detailed spec for our original £120k ish ideas. There’s been mission creep since then.

So builder is managing all the trades, sequencing it, managing the delays in materials arriving. There’s been lots of delays in materials.

The trades are all really busy too,

I’m happy to have spent a bit more for him to have had that stress!

I would break it down for each area and estimate as follows:

Rewiring/ new electrics £8k
Kitchen replacement £20k
Bathroom x 2 (family and downstairs WC) £12k
New combi, radiators £5k
Decorating/ new flooring throughout £30k
Windows £15k

All the above comes to £90k, and is dependent on spec, so I'd probably budget £100k to include a contingency of £10k.

100K... but could end up being more.

Thanks everyone, this is really helpful. House looks to be circa 70s build, with a slightly questionable looking extension. Also some dampness on walls too, so lots to consider. Will take a look to get a more informed opinion coupled with home report. I get a feeling is priced lower than market value even for a remodel, so think there are definitely some hidden skeletons, hopefully not literally.