What does it actually cost to completely renovate?

[Saturdayfever]

DH and I have seen a property we really like in the SW. It’s £100k under budget but it needs everything - new kitchen, new bathrooms, new flooring upstairs. Tbh the whole layout could do with rearranging. I’m thinking £100k isn’t enough, but I’m honestly naive about renovating. I’ve never done it before.

And we’d want the standard to be high, so that it lasts!

Is this a nightmare and I shouldn’t do it? Or a chance to get a house I love in a great area and make it lovely?

It’s a period house with 80s plastic kitchen / bathrooms / etc at the moment.

That’s not ‘everything’, though — does it need to be rewired and/or replumbed, for instance?

Have a look at these ball park figures on Checkatrade as a starter. https://www.checkatrade.com/blog/cost-guides/cost-renovating-house/

If it’s a period house you might need to pay a premium for appropriate materials (eg lime plaster). Also watch out for listing.

There's everything and everything.

New kitchen and new bathroom the sky is the limit but can generally be done for a reasonable price.

Re plumbing and rewiring or a new roof - now you are talking.

Depends if you are doing some as diy or all professionals Don't under estimate the cost & time involved , if the bathroom / kitchen is stuck in the 80s , then assume nothing else has been done , you probably should factor in a rewire as well .
New Windows , check roof & soffits , and plumbing / heating .
Honestly if you want high end £100k could be pushing it.

If the shell itself is okay then you'd probably be okay. If you wanted to extend or start moving walls then that's another matter.

We've taken down some walls, put in a steel, put in an ensuite, new kitchen, new bathroom, plastered throughout, electrics, karndean in the kitchen, carpet everywhere else for within your budget. We have done all the decorating ourselves.

I suspect it will - it’s a mess!

I was told the roof was recently done. But possibly new plumbing. It’s hard to tell from two viewings. The boiler looks very clunky and awkward and old! It’s in a bedroom cupboard currently.

You could do a decent spec kitchen, bathroom and full redecorating for 100k, reconfiguring walls, moving services and the obviously any structural or electrical or heating issues probably not.

I’ve just totally gutted a small 3 bed single story property and it cost over £150k and has taken a year. That included rewiring, re-plumbing, plastering all walls (no painting or wallpaper as the plaster looks great as it is), new stone flooring, new internal doors, totally new kitchen and replacing 2 bathrooms plus redoing 3 outside terraces, and all new lighting. We went about 30% over budget but everything costs more than you’re expecting.

there’s more work still to do but it will have to wait.

Can you share the link to the property?
How big it is? Is it detached? Is it listed? SW London or SW?
Try to reduce rearranging and work with what you have. You can get it up very nice and liveable in 100k but no structural work (extensions). More likely 130-140k though.

Renovation is expensive at the moment. It will cost way more than a done up house the same size unless you do a lot of work yourself. Also, unless you find good builders you can easily get ripped off or employ people who do a bad job and then have to spend money remedying it. Unless you have time and energy to learn about house renovation and possibly enjoy it then I would walk away.

You won't really know until you get a survey done. Then you can list everything with estimates broken down. Round figures like £100k aren't that useful as it varies from house to house and the cost of trades in your area.

But, as an example, I recently spent for fairly basic finishes:
Wiring £10k
Plumbing £6k
Windows £16k
Doors £8k
Floors £7k
Kitchen £9k
Plastering £4k
3 Bathrooms £16k
Decorating/painting £4k
Fencing garden £7k
Planting £4k

No walls moved.

It’s a private sale. I don’t know the seller personally, but we have someone in common.

But the condition and location are fairly similar to this: https://www.rightmove.co.uk/properties/153506234

Not exactly the same, but not too far off!

We did 2500 sq ft for 200k - 35k was a stoneham kitchen. We did everything except a new roof. Windows, underfloor heating, 2 structural walls removed, etc. This was 7 yrs ago, SE. Prices of building have gone up significantly.

We've just done similar, but SE, 1930's build, large, detached 4 bed.

OP- so the link isn't the actual house? Has it been lived in for the past 2yrs? There is a little know scheme to get properties back to a livable state and VAT savings if that is the case.

Ours had been left derelict for 7yrs. Its needed everything from a new roof, new windows/doors, plumbing, re-wiring, sewer pipes, floors, bathrooms, kitchen. We also removed 2 walls, added 2 sets of bifolds and needed 3 structural steels. So far, we have paving around the house, a path, new fences and a lawn.

We lived in a static caravan in the garden whilst this was all done. It was hard, but absolutely worth it. DH and I did bits we could, but we aren't in the 'trade' and it was better that we worked in our jobs and paid tradesmen for the majority of the work.

The cost of materials jumped week on week! I'd estimate we've spent £250,000. Its our forever home, absolutely love the street and area has been built so that if DH and I needed to, we could live exclusively on the ground floor. Don't underestimate the costs, time, mess etc though.

Have you lived in an old home before? I ask as if you haven't they'll be hidden jeans won't have even considered. I'm thinking rotten floor boards, wood worm, leaks, damp, subsidence, asbestos removal. Honestly old houses are a money pit but worth it if you love them. I'd say it would easily eat up 100 grand

Hidden jems not jeans but maybe hidden jeans too 😂😂

When we renovated, we did find bits of jeans and underpants stuffed into corners and walls! Also a stash of 1980's porn, hidden in a secret, bathroom cupboard! 😆

As first poster said, thats not 'everything' and what you are describing is not really a renovation.

Renovations are REQUIRED to improve the structure and living state, they are done usually on unmorgageable homes. People get confused and often think replacing a bathroom etc... is a reno but its not. Adding a bathroom to a building thats never been plumbed before would be but just replacing a bathroom is a choice not a necessity.

In our reno we where buying have to completely change the roof structure which was collapsing, brace the house with steels to stop movement, rebuild the gable wall, reset the dropped floors, crack stitch the walls with reinforced bars, replacing the windows to be fire compliant and reinstate the stone supports for windows and replace the suspended floor ventilation and air the damp.

Cosmetically we wouldn't be doing anything inside to the looks of the property except possibly back to brick patching a few small areas of salted plaster, we wouldn't even be doing gas or electric changes. The kitchen/bathroom is old but functional/physically usable.

When you are changing a house just to suit your tastes internally/cosmetically then its just a referb rather than a reno.

A referb can be done for literally any amount, even for free as nothing is necessary and 'needs' doing, its just about improving looks to your own tastes. Even if you choose to upgrade things (bathroom/kitchen) or even knock down walls for open planning or french doors etc... it basically just done though cosmetic choice.

Very cheap for kitchen and bathrooms, although to be fair our bathroom was an extra £10k because the bathroom guy broke our entire heating system beyond repair and we had to get a new boiler.

@JC03745 😂😂😂😂😂😂😂😂 I knew someone would have

I did a full refurb 5 years ago of something similar for around 100K... but now it would cost upwards of 150K. I think you will struggle for 100K....

I somehow forgot, that this price also included a 4m x 4m, double storey extension plus a very large, double, insulated garage/garden studio.