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Original poster

What to offer for house with no fitted kitchen?

27 replies

Sallybanana · 28/04/2023 13:23

Been looking to buy first house for 3 years and viewing one tomorrow but can’t decide what to offer if we like given there is literally no kitchen at the moment.

It’s in the exact area we want to live in but the work the kitchen needs makes me unsure of whether the price is acceptable? We have seen similar houses nearby with fully fitted kitchen between 260-290k over the last 3 years

https://www.rightmove.co.uk/properties/133874114

does ‘offers in excess of’ mean they won’t even consider asking or lower than?

Check out this 3 bedroom semi-detached house for sale on Rightmove

3 bedroom semi-detached house for sale in Knowle Drive, Prestwich, M25 for £275,000. Marketed by Clive Anthony Sales and Lettings, Prestwich

https://www.rightmove.co.uk/properties/133874114

OP posts:

mrsbyers · 28/04/2023 13:24

The house will be valued as it stands so without a kitchen and offers over does suggest they expect that price but there is nothing to stop you making an initial offer lower

CindersAgain · 28/04/2023 13:25

It should be priced to reflect the condition. Do you feel it isn’t? Or do you need to know how much a kitchen would cost so you can work out what you can afford?

barefootgoddess · 28/04/2023 13:27

Don't you need to be careful about mortgages with no kitchen? I believe some companies won't lend on a house with literally no kitchen

Rollercoaster1920 · 28/04/2023 13:30

It has a kitchen. But does it has somewhere to put an oven and hob? Can't tell from the photo. Mortgage would be ok with it is it is though as it has enough of a kitchen.

That house could be a lovely family home, I like 1930s houses. Good luck..

Pocketfullofdogtreats · 28/04/2023 13:30

Bear in mind that getting a fitted kitchen made/installed doesn't need to cost a fortune if you get a kitchen fitter to buy you ready made from IKEA or one of the big warehouses like Homebase and fit it for you. Maybe around £1000 for the units, plus labour. Not sure how long it would take - maybe three days? But I'm guessing. So base your offer on that knowledge.

PragmaticWench · 28/04/2023 13:34

Pocketfullofdogtreats · 28/04/2023 13:30

£1000?! Even the cheapest kitchen units would be several thousands, plus fitting, flooring, worktops, appliances etc. You'd also need the big radiator on the right moving to another wall.

QuickGuide · 28/04/2023 13:37

I don't think that house is worth any less than any other that needs renovating. In many ways, having kess kitchen to take out will save you money.

ididntknowthat11 · 28/04/2023 13:38

Lovely house.

And fitting a new kitchen is less of a hassle and expanse than replacing an old/unsuitable one.

It also doesn't have to be expensive (a few thousand) and you can have it exactly how you want it.

I would agree it's probably been priced accordingly, although I admit I don't know the area so can't say for sure. The cost of a new kitchen isn't large compared to the overall cost of the house, so I'd say just offer what you think it's worth weighed up with how much you want it.

Remember when comparing with other houses that things like plot/garden size, position on street etc cannot be changed. Kitchens can.

Exhausteddog · 28/04/2023 13:39

It doesn't look derelict though but that looks the sort of "kitchen" you might get in a studio flat, holiday let or much smaller property rather than a 3 bed family home. What was in the gap? A washing machine? There are radiators so suggests there is gas in the property. Our house had no gas supply when we moved in and we had to pay to have it connected so we could use our gas hob (and put CH in)

On a totally separate note I thought there was a photo booth in pic 8! 🤣

QuickGuide · 28/04/2023 13:41

Assuming there's nothing awful about the location, I think that will be snapped up.

Clean and livable, loads of potential.

MintJulia · 28/04/2023 13:43

Whatever you offer, ensure that you have at least £30k left over to spend on the kitchen.

I'd knock through between the kitchen and the dining room. Remove the kitchen table and then you have space for a decent sized galley kitchen with hob, fridge/freezer, washing machine etc.

You'll need to redo the electrics & plumbing, and then refit, but it could be lovely. I like 1930s houses, they are normally study and well built. Good luck.

loislovesstewie · 28/04/2023 13:47

But it does have a kitchen! Not a great one, but it's there. I would consider it to be livable in and any improvement would be down to taste. FWIW I'm having my kitchen done at present. B&q units local fitter and tiler. Probably too cheap for lots but perfectly OK for me.

Beamur · 28/04/2023 13:49

It has a basic kitchen. Presumably the oven/hob was freestanding and has been disposed of.
I'd presume it's valued as it is. It's a bit tired but not in bad condition.

TokyoSushi · 28/04/2023 13:52

Lovely house, I'd start at about £268K and see how you get on.

mrsbyers · 28/04/2023 13:55

We’ve just had a large kitchen and utility room taken back to shell , re plastered and completely renewed for £9k including all trades , new appliances and a fair bit of electrical work included - there’s no way you need to budget 30k for a modest kitchen

UsingChangeofName · 28/04/2023 13:58

I was going to say you'd struggle to get a mortgage for a house without a kitchen, but then looked, and it does have one.

I don't know the area, but would presume it has been priced according to what many people would want to then do after buying it, but to me it looks like a lovely house that will be snapped up.

NotMeNoNo · 28/04/2023 13:59

It does have a kitchen if you buy a freestanding cooker, fridge and washing machine (secondhand if need be) there is power/plumbing for all those. It's not like it has no kitchen to the point it's not habitable or mortgageable. I would just price it allowing for the renovations.

Roselilly36 · 28/04/2023 14:12

Looks mortgageable as there is a kitchen, plumbed in sink etc. EA will say the property has been priced accordingly etc. but as with any property the market decides the value. Offer what you think is fair. Be prepared for the vendor to counter especially if it’s only recently gone on the market. Also if it’s a probate sale, make sure that probate has been applied for, as you can’t exchange without it. Good luck, looks a nice house.

Lcb123 · 28/04/2023 14:13

Depends on the market / how long it's been listed. I'd probably go in £265k. We've had a lower offer accepted on a place which we offered much less for, and they said 'offers over xx'

caringcarer · 28/04/2023 14:19

OP that is a lovely 1930's house with lots of space for a first buy and it does have a kitchen albeit not many units. It will have been priced to reflect the lack of kitchen units. Nice garden too. If you bought it you could take out old units and put a run of new units and wall cupboards all along the wall in the dining part of the kitchen, with a smaller kitchen table it would fit. I've just fitted out a btl with a kitchen from eBay I bought for £1k including a double Neff oven that is only 18 months old, new floor tiles, new worktops, new extractor fan and wall tiles and it looks great. You could do something like that for say 5 years and then possibly get a more expensive one later. You would need new carpet or laminate in the lounge and paint. Looks like a solid buy to me. What are neighbours like?

NewNovember · 28/04/2023 14:32

Are we looking at the same house, of course there is a kitchen just no built in appliances.

cocksstrideintheevening · 28/04/2023 14:32

OIEO in my experience
Means they won't take an offer, it's what they need to make the sale work for them.

I think it will sell at that price.

Spanielsarepainless · 28/04/2023 14:46

You can fit a kitchen yourself. As for built in appliances, I don't have them. Mine are carefully chosen for what I want, not Beko/Neff's stuff. We're looking to move and houses with built in things go to the bottom of the heap.

BaronessEllarawrosaurus · 28/04/2023 15:44

That looks a good property for the price, I'd be surprised if they don't get offers over

Allthegoodnamesarechosen · 28/04/2023 16:04

It’s a nice house, it looks as if it has been largely renovated, and either money or time has run out before they got to the kitchen. You could have nice big eat in kitchen, or you could use the boiler end as a utility area and put the kitchen proper in the other end. Making the radiator a bit smaller is not a big job.

Seriously though, I think you might need to consider how much work you feel capable of doing, because if you define that as having no kitchen, you might be better off with a new build or a fully renovated house ( even though you will get less for your money.)

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