Cost to renovate / extend?

[whenitsover]

thoughts on the following house please that is up for auction.

im thinking there will be electric wiring, plumbing, across the whole house and heating plus looking to extend out to make into a 4 double bed house, with large kitchen / diner, sep
utility 2.5 baths, put in proper driveway, and do garden etc.

I was thinking maybe around the 150-170k mark, but not sure if my costs are out of date as had renovations last done in 2018

https://www.rightmove.co.uk/properties/143929088#/?channel=RES_BUY

Wow that needs a lot doing to it but will be a really nice home when finished.

I don't know about costs in your area but just to put it right you'd need to factor in ripping out the kitchen & bathrooms, demolition of the lean-to, treating damp, rendering outside, possible reconfiguration to make an acceptable kitchen, etc before you could really start putting the thing back together.

I would guess you would need around £400K without the extension.

I think that would be incredibly conservative: I know people who paid that for similar work on much less neglected properties back in 2018/19. I think that there are likely to be more problems with that house, including structural and moisture problems, than are immediately apparent. I’d bank on it being £250k as a bare minimum and want at least another £50k as a contingency.

Thank you both, appreciate the feedback. Time to crunch those numbers again! Any idea of how long a build might take? I was estimating 6-8 months

Things have changed recently. Getting trades to fit even small work into their schedule is difficult - at least it is in my area (south east). I guess the only real estimate of time taken would be to call local builders and get a feel for what the anticipated timescale would be.

Good luck!!

We're renovating a house maybe twice that size but not extending at all. Loft and basement conversion. We'll be lucky to have change from 700k.

If you want to extend you need to massively up your budget. If you're just upgrading what is there and not extending but you need heating and a rewire your upper end figure is probably doable but it clearly depends on the standard of fittings/finishes.

Extending is so expensive now.

I’d double your estimate. I’m reaching end of similar scope project but in SE. It’s ended up being double what was estimated back in 2019. Or at least it will be once we’ve done the driveway and patio.

Oh and I’d say a year. We’re hoping to be back in the house at 11 months. But the outside won’t be finished - so at least a year all in. We moved and have been renting somewhere because layout of house meant we couldn’t be in it. So I’m not including the cost of rent 1.5x council tax, etc, in my costs.

Just to clarify, is that a single storey or double storey extension?

We're having a single storey extension, and house mostly rewired, mostly replumbed, all new radiators, flooring, plastering where needed. Plus three new bathrooms, one new kitchen and structural work. New staircase, new door openings, some walls moved, and architect and building regs dees, plus party wall agreement. Not finished yet but think it will come in at £227k from our spreadsheet. We are south east. It's more than we initially budgeted, we were working to a budget of £150k when we started. But things have gone up in price a lot

could there be any aspects that could be done at a later date to assist with cash flow? I’m thinking possibly garden, driveway, potential loft conversion etc? I want to include a double storey extension but happy to forgo some lesser priorities

I'd say you'll need £250k plus and that's conservative.

I have a similar style house and it was £150k to get a 2 story wrap round extension 2 years ago. We now have a large kitchen diner with seating area and utility down stairs and 4th bedroom with en suite and dressing area upstairs. We had a new roof and render done in that.

However the rest of the house was in good nick and we didn't need a totally new kitchen (we reconfigured the old one so had a range and fridge etc - just got an island as new). We kept the family bathroom so just paid for the en suite as new. Garden is still a bombsite as run out of money.

The building quote was £125k and spent 25k on island / flooring / en suite / crittal doors etc.

That quote was in the middle of the range. We live in Yorks.

A double storey extension would almost certainly need planning permission so no hope of 6 months!

New windows / window frames needed too, by the looks of the back. V expensive.

I often think two-story extensions result in awkward spaces and connections. Would a good loft conversion and getting a kitchen - diner - family room across the back work better?

Basically whatever you budget, double it 😢
We are nearly finished a double story and full renovation. We’d conservatively budgeted £250k all in. Quotes for build (excluding kitchen utility sanitary-wear fixtures etc) came in £400k exc VAT and by the time we’ve factored in the rest easily £500k.

Considering the cost of renovations are people making it back? obviously if you intend to stay there decades it’s more likely.

No way you could do that for 250. It’s not just the extension, that house needs a huge amount of work, even the outside rendering is peeling off. And you’d need to ask why. Is there damp.

id say for your budget, you could do everything bar the extension

I have no idea and that's not why I'm doing it. We've no intention of ever leaving this house. If you weren't staying put I think it would be madness to take on a renovation project - with a falling market and increasing building costs the sums just don't add up.

I think the sensible money these days goes on maximising internal space, I agree with previous posters that I’d be thinking about a single storey extension or even just making the interior open plan, and then maybe a loft. I’d say in the region of £250-300k, at least 9 months and that’s doing some stuff yourselves and not spending 50k on kitchen units! And leaving garden and drive for a bit.

As others have said, 2 story extensions on houses like this can result in dark internal spaces and you’d need planning permission whereas the single storey extension and loft could probably be done under permitted development (do check obviously).

It could be absolutely gorgeous, I love the glasswork and internal features, but I’d only do this if you intend to stay for a while.

I too think your estimates are very low. I'd budget around 150K just to do up the basic house even if you were planning to avoid expensive fixtures and fittings, and I'm in the NW of England, where things are cheaper than in the Midlands ( I used to live down there). I also don't like the look of that back extension. I'd definitely get a good surveyor to have a very close look at it.

Yeah we are staying forever. The costs of moving to an upgraded house was way over what we have paid for the Reno plus our original equity plus moving costs plus stamp duty plus we love where we live made it an easy decision for us. We knew if we waited even longer it was only going to cost even more. I can’t see build costs ever coming down to something reasonable.

It has potential. For nightmare delays and increasing budgets!

Is there nothing around the area or other suitable areas around the 6-700k mark with just a cosmetic and/or less onerous and expensive upgrade needed?

I'd agree with others that once you extend, then double your budget at the very least. How much are similar refurbed houses going for in the area?

At least 500k.

We're definitely not making money on our refurb. We're late 40s and only plan on leaving if we need care homes. No one would sensibly do this if they planned to move within 15 years. Building costs are just insane and it's not logical to take on some where that needs lots of work at the moment.

Yeah right 🙄

Great house. Not seen that one!
Thanks @whenitsover 😁