How much is to renovate without extension in London

[kokos1]

Hi All! Trying figuring out how much it will be to renovate house in London. We're a looking for a house in East Finchley/Muswell Hill area and many houses on the market are completely unmodernised. So before making an offer I'd like to understand at least average price for renovation of 3-4 bed terraced or semi house about 120sq.m size. Lets say we need to do everything, rewiring, new doors, new radiators, new windows, new floors (wood), replaster, new batrhoom and maybe extra wc or en-suite, maybe knocking/moving couple walls, new kitchen etc. We're not going to use super expensive materials, but not the cheapest too.
Thanks all in advance!

We are not in that exact area but quite nearby.

downstairs ONLY exc windows
was £65k last year
that covered all downstairs flooring we went for a higher end amtico (signature range?) patching some exterior render, removing old kitchen, fitting new kitchen, new utility, full repaint of downstairs new rads, filling some cracks and a new boiler. No plaster work and no electrical. the underfloor heating was “free” as we recycled the existing one which was water based and quite expensive new.

Our kitchen isn’t the fanciest but is pretty nice…
quartz worktops, induction hob, dual pyrolysis oven, American fridge freezer so higher end appliances… went for solid wood painted but not inframe due to appliances/practicalities. lots of pan drawers though…

for a mid finish depending on what you need to do (if it’s plastering it’ll be more maybe) but I’d be budgeting £150k give or take 20k.

roofing or exterior work needs scaffolding which is £££, windows are going to be £25k or so and there is yoy inflation.

We’ve done/are doing in a similar area and size of house:

New roof (35)
Re wire (8)
All pipes replaced, new boiler, nice rads (12)
Some misc building repairs (5)
Re point (tbc maybe 15/20)
Dry rot removal/repairs (a surprise) (8)
Windows (wooden sash) (20)
then probably another 5 on misc - some floorboard replacements, locks, supplies.

We’ll do most of the rest ourselves so hard to say but I’m expecting to get through 120-150 in the end. It won’t be reflected in the value short term but that’s not something we’re worried about.

Bigger house and not London but a similar amount of renovation cost us about £175k. We did have to replace a staircase and move a couple of walls as part of that.

That's for mid-range - mid-range Amtico floors, standard wool carpet not luxury, mid-range Howdens kitchen, Dulux paint, mid-range bathroom from local supplier and cheapish tiles from Topps Tiles.

The £175k was final cost. Including 9% contingency - we'd allowed 15% as material costs were fluctuating so much.