Refurb!

[threefiftysix]

Hi everyone

I know it's difficult to say but how much do you think it would cost to fully refurb a 3500 sq foot house?

A couple of points go note:

No extensions
New roof required
Conversion of garage into a bedroom and bathroom
Add an en-suite bathroom to the master bedroom.
New electrics, boiler - install underfloor heating
No new windows required.
Bifold doors in living areas and kitchen.

If we go for relatively mid range appliances how much would you budget?!

Thank you!

@threefiftysix , it may help to know which part of the country you are in...

Sorry yes. In the suburbs of London. Zone 6. Thanks.

90k plus

that was based on what you listed, skimming & decorating all the rooms you will need to add more

Ah ok. Sorry I meant including all the decorating, cost of new kitchen bathrooms etc.

Do you think 250 k is reasonable?

Given that you're not extending or replacing windows, but that you will need new flooring throughout as well as the decoration I think £250K is about right and allows a decent contingency.

Will there be planning / surveyors fees associated with the garage conversion? A lot may depend on how complex that turns out to be, and whether any problems are uncovered in the main property as you go along. The other items are relatively easy to price using the Checkatrade guidance on costs for various elements of a project. The biggest items apart from the garage are the plumbing and electrics which sound like they will be redone from scratch.

A new roof could well be £75k - £100k, depending on what it's being replaced with, and how complex the roof it.

Re-wire might be £20k/£25k.

Similar for a complete new heating system, with underfloor heating.

Kitchens obviously vary a lot, you could spend £20k or £80k.

I would say £250k is doable, but perhaps doesn't leave a huge contingency, and costs may creep up towards £300k.

yes that should be ample

I would aim for £200k then keep £50k for emergency unless you have a bit spare you could use.

Thanks everyone!