Victorian renovation budget?

[RenovationRS]

How much would it cost to renovate this place?

Long time mumsnetter with NC to consult the hive mind... what do you all reckon?

https://www.rightmove.co.uk/properties/145381697#/?channel=RESBUY

Pretty much everything new needed:
New kitchen and utility, multiple bathrooms, taking out two ensuites, all the decorating (flooring, walls). Probably electrics. Landscaping garden.

(We have an idea in mind but won't mention it to avoid anchoring bias)

I think I’m quite scruffy because I looked at it and thought it looked fine!

I’m not sure how much those things you mention are needed. The decorating is not to my taste and nor is the flooring, but everything looks perfectly serviceable. Can’t tell about the electrics but even the EPC isn’t that bad. So the cost would depend entirely on what you wanted to do and how expensive you wanted everything to be.

I'd be worrying about the roof before I worried about any of the things you mention. Picture 9 says there is major roof leaking for god knows how long, having done god knows what damage to the rafters. Figure out what needs doing there and how much it'll set you back first.

£200K +

Yes. Pictures 9 and 10 are showing damp. They are in the roof and this could be a major cost. The rest of it is however much you want to spend! At that size it’s obviously not going to be cheap. I suspect a survey will turn up other issues too. For me, I’d not want that kitchen as it’s hardly the heart of the house! So I’d need to alter the ground floor.

What is worth spending depends on the ceiling price of the road.

150-200k ish

I would say you would probably get no or little change from £170k.

Kitchen - £50k - Top Spec
Utility - £5k
Bathrooms - £20k
Electrics/re-wire - £10k
Plumbing - £10k
Decorating - £5- 8k
Flooring - £15k
Garden - £5k
Basement - £5k
New Roof if required - £20k
Furnishings - £15k

These calculations are estimates and that is £163k. Always have a contingency plan in place.

I’d also make some alterations to the layout - where the bedroom is downstairs - I’d put the kitchen in there and have an L shape with utilities where existing kitchen is and you could fit a WC in there too.
What is the plan for the basement?

I’ve looked at this again.
Would you be planning to change the windows to make the property more energy efficient? It’s a mix of UPVC and sash at the moment.
That’ll add another £15k onto it…. So that’ll push it up to just under £180k!!

Question you have to ask though - what are other houses selling for on the same street that have been modernised. It would take your investment up to £975k. Could you realistically achieve this if you were to sell?

I think between 2-300k. But that’s for a full Reno as you’ve said. You’ve definitely got to do the roof which means some redecoration, I’d set aside 20k for that. Then you’ll probably need to rewire, plan for a new boiler or alternative heating system and redecorate so that’s probably 30k. Then if you find that some of the windows are beyond basic repair you’ll need to repair/ replace- I’d budget for at least 1.5k per window.

So I’d hope you could move in, sort the roof/ heating/ wiring and do a bit of redecoration for 100k, but that would probably only cover the basics. Once you start getting into new kitchens and bathrooms, redecorating, recarpeting, new curtains/ blinds, sorting the garden and maybe some secondary glazing, that’s going to be another 1/200k easily.

The other thing I’d say from experience is don’t underestimate the ongoing costs of maintenance and basic heating/ lighting. We have a lovely old house but we have some sort of tradesperson here once a fortnight on average, the boiler packs up and needs reviving most winters, the heating bills are immense. It’s never finished and there’s always something not quite right. So just bear in mind that a significant chunk of your annual income will go towards it each year.

It is a lovely house though!

Are either of these sold properties useful as comparators?:

£975k:
https://www.rightmove.co.uk/properties/149899481#/?channel=RES_BUY

£1.75m
https://www.rightmove.co.uk/properties/153408377#/?channel=RES_BUY

The £1.75m went under offer really quickly! So the one OP posted must be overpriced?

We’re on tenterhooks here, RenovationRS!

I think it looks fine I don't think it needs that much. You could spend nothing or thousands depending on what you want it to look like

Have you seen pic 9? Looks like there’s a pretty major issue with the roof which hasn’t been dealt with for some time. Damp and also plaster falling away. If OP leaves that they’ll end up having to replace all the beams/ rafters, they might already have to do that.

Just chipping in with some recent costs here for a 3 storey Victorian semi:
External painting £4k
Guttering £2k (with same scaffolding as painting)
Scaffolding £1.5k
Individual rooms decorating £850 each

Less recent
Rewire £10k (10 years ago)
New roof £30k (25 years ago) - double fronted, so a big roof

The second one of those is in a different, very sought after, area a short walk from the city centre.

We did a full house renovation in York about 18 months ago and it came to around £150k. And that was for a 1930s semi rather than anything older. We allowed a 15% contingency within that as prices were fluctuating so much and it ended up at 9% of the contingency being used.

We did:
Some roof repairs (replacing missing tiles and repairing chimney - not major work but did require scaffolding)
Repointing some brick walls.
Full rewire.
Replacement windows and doors (uPVC as not a period house)
Moving two bathrooms, so moving plumbing and then installing new suite. Still waiting to finish second bathroom as want to save up for it.
Structural beam being installed to support a load bearing wall - identified on survey. Three walls moved.
New kitchen and utility.
Replacing ancient boiler with ASHP and under-floor heating throughout.
Replacing a staircase to meet building regs.
Decorated throughout, new floors (LVT and carpets), curtains and blinds.

We couldn't afford to do any work to the outside at that point but will do in future.

I’d stay in London tbh.

That's plasterboard not the beams isn't it? You can get a quote from a roofer if worried about that

But it’s literally all over the room? Might well be only the plasterboard on the outside but it doesn’t take a genius to work out it’s coming from the roof. The beams are obviously between the roof and the interior plasterboard. If the OP’s lucky it might just be the guttering or a few tiles and the beams might be ok but to have that much of an issue on the interior it looks like it’s just been left for years.

Acomb is a totally different area than those other properties - it's nice but much less desirable as I'm sure OP knows.

I think you'd be lucky to get change from £200k for the work you want to do.

It's not "everything needs doing" though, I mean it's one issue. I dunno why they're asking on here just get a survey & some quotes!