Complete gut job - how much to do it up?

[Hawse]

I'll preface this with saying we don't have loads of spare cash, but we went and saw a property that has the space, potential, countryside-village living, and views to die for - and we are mulling over how much really it would cost to do it up? Anyone have any ideas??

www.rightmove.co.uk/properties/117435836#/?channel=RES_BUY

My estimation of what it needs: 1 new double glazed window, new bathroom (and knock wall in between toilet and bath to enlarge), new kitchen, new ceilings, damp proof course throughout, skimmed and plastered, painted throughout, new doors, new flooring, all new wiring and light fixtures, a crack in the roof (outside) fixed, and new guttering. I am sure there will be other issues, but those were the ones I could see when I walked through yesterday.

An electrician friend said he could do the wiring for 5-8k, and a builder we know could do some of the work for around 30k. Is there any chance of all of the above coming in under 50k or is that completely a pipe dream?

Thanks for anyone who has done a complete renovation before!

I haven’t done a full renovation but I spent £55k on a single storey extension (replacing an old conservatory so footings were there already) plus a knock through and new kitchen.

I’m sure it could have been a bit cheaper but materials and trades are super expensive at the moment, as well as being in short supply.

My relative is current having a full reno (which includes a 1st floor extension on top of an existing extension), which adds a bedroom and bathroom but the whole house needs redoing at the same time and she’s unlikely to get much change from £110/120k…this is a 3 bed semi in South Wales.

I was thinking 50k ballpark as I was reading through it all. Work out what you would need a pro for and what you could do yourself and build in a sizeable contingency.

Has it been checked by a surveyor looks like damp in the bedroom?
50k would get you a fair way especially if you were canny shopping around getting different quotes in and buying smart with kitchen you can save a fortune that way but biggest thing would the countryside views. Are they likely to last? Could there be new houses etc built there I'd be researching that very carefully first I think but definitely has potential

Just by way of cost - our kitchen was around £12k from Magnet and was flat packed. Howdens came in about £10k as did DIY kitchens (which is always recommended on MN) and that was for a kitchen which looks to have less cabinets than the one you would need.

I was just shocked at how much everything cost. The original build cost was £30k for mine 😬

I've done 3 house renovations most receny one the biggest had to add a utility, knock down a few walls, new heating. Electrics, kitchens and bathrooms, plastering and flooring throughout but nearly there now

Oh and new windows too

I can’t see that coming in at less than £100k and that’s being careful, realistic I would say £140k. It’s a total renovation. You’ll need all new plumbing boiler central heating windows doors before you even start on decorating

Beautiful part of the country and yes loads of potential. I’d be a bit twitchy about the prospect of the field behind being developed though. Maybe try to speak to the people who have the horses on it to ascertain possible future plans for it?

Tbh while it could have a full renovation I dont think one is actually required before you can live in it - and 50k wouldnt get me the kind of renovation I would want so why bother to spend and spend again.

I would probably just focus on the roof, flooring and decorating - bathroom doesn't even look that bad!

Always more than u think and it's in pretty bad condition. Have u had a survey to uncover any hidden problems?

I mean depends what u want by quality of kitchen etc. I'd say u wld need £50-£60k for new kitchen, bathrooms, plastering, internal doors, skirtings and general decor but cld end up more. Wld u be happy to do some work and live in it as it is as a long term project.

Is heating, electrics and all windows/doors ok? As that cld be a money pit just to fix those things alone maybe £30K.

I cld see this ending up more around the £100k mark.

I would say over 100k absolute minimum looking at the pics, the size and the area

We've just done a virtually identical one up for 30k - we do most things though except rewiring, complex plumbing and gas ourselves.

That flat roof over the second bedroom looks the main concern to me. Assuming that's the one with the crack? That's the first thing I'd be pricing up.

From the photos it's only bedroom 2 that looks a concern. The other bedrooms and living room could be sorted very easily. Kitchen and bathrooms can be done very cheaply if you want.

In my experience electricians normally want to do a rewire but it's often not necessary. Have them carry out an EICR and take it from there.

If you're going to rip all the skirtings off, replaster all the rooms, have someone in to knock down walls, tiler etc etc the cost will well go beyond 50k.

Looks to have a lot of potential though.

I would estimate £150k+ for a full gut - back to brick refurb. I would also be very wary of building works next to you and behind you.

I would expect £110-150k for this

If you can do stuff yourselves, have time to shop round and Have friends in trades, don’t go madly over spec, and get the serious stuff sorted first I think you could.

Living 8n it while it was being done might be a bit miserable though.

Op

Do you have any experience in a comprehensive large scale Reno project?

Or at least a medium sized one

Otherwise this kind of project could end up being 50% more than if you had experience

How long is a piece of string, so many variables, usually initial estimates end up costing more as things will get discovered during the renovations. So take a figure and add a very healthy contingency. The more work you can do yourself, will save you £££’s. Trades aren’t easy to get hold of atm and also materials have soared in price.

I am always a little nervous when buyers are buying for views as that may not always be there.

When we were buying the property before the one we now live in, there were fields at the back, I asked the vendors if they had ever been any planning apps submitted, they looked a little sheepish and said no, their is a councillor that lives just up the road. We didn’t buy it, thank goodness at the cul de sac in which the property was situated became the access road to a large housing estate within 18mths.

My friend bought a property next to a wood, with TPO’s protecting the ancient woodland, planning was granted on that too, so that is now a housing estate.

So in short, buy because you love the property and the home you can create, but never for the view.

Thanks for everyone weighing in. Agree with the posters saying it's much more than I expected cost wise. I think with our budget (and lack of experience in a hardcore renovation project) that it won't be for us - which is a shame, as it's a lovely village location. We've been looking for the best part of 6 months and still haven't found the right thing - so getting frustrated.