Offer accepted- refurbishment query

[Tblock1800]

Hi all, just after some advice and potential estimates of costing really. We have had an offer accepted on a property and looking to do some improvements etc once all goes through. In particular we love the kitchen and wouldn’t change any of it, but if you look inside the kitchen to right opening there’s a nice long utility room ( not seen in pics) but we feel knocking the wall down which separates the utility from the dining area would not only open the whole area into one big open plan space, but would also be able to accommodate a dream of ours which has always been to have a lovely island in the centre of the kitchen with stools etc. what do you think costing etc would be including an island installation? Roughly

It really depends if the wall is structural or not. RSJs cost anywhere from £2k to £4k alone plus labour which can easily reach £5k for one structural wall.
Plus the cost of making good for the flooring. Carpet is cheaper. Laminate/vynil starts at around £30/sqm plus labour which can cost almost that as well. Plus decorating. And then the cost of the island. Are you going to put any appliances on it?! You can easily spend £2k on the counter top alone plus £1k to 3k for the island cabinet. Add more if it will require some electrical works.
Doubt it will cost less than £15k.
(These are London prices, so you can adjust)

That’s a lot isn’t it. The kitchen is actually bigger than the picture as a chunk is missing behind, but possibly a better option keeping the utility separate and putting an island on back wall in kitchen? So not a walk around island, but one up against wall with a couple of stools outside

It’s worth checking out if the wall is structural or not. Because, if it’s just a non-load bearing stud wall, it would be a fraction of the cost.

The house doesn’t look big enough for what you plan. Doing renovations are expensive now, can you stretch your budget instead and offer on a house with what you want already?

If you have kids, a utility is a godsend.

Yeh the utility is round the bend so can’t see on pics. It’s great little area. Maybe it’s best i leave it put an island up against a wall as the kitchen is bigger than the pics show

Looks like the kitchen might be in an extension right from the thickness of the wall?

If so and that the original external wall that would be MAJOR structural work as that wall holds up your roof.

Take a builder round on a viewing

Having a separate utility room is a dream - somewhere to hang clothes and dump dirty stuff. I'd think carefully before removing it!! You might find the island becomes a dumping ground instead...

you're right. I think the Utility area is really handy and it's long as well. Handy area for washing machine, dryer etc. And yes we have 2 young kids so probably best having that area separate

Not sure about an island up against a wall - so people sitting in the stools would be facing the wall? I wouldn’t put a large immovable piece of furniture in. Hard to tell though without pics of other angles of the kitchen.

Here is another angle of kitchen and outside looking in so to answer someone’s question, yes it looks like it was a kitchen extension. I don’t have a picture of the utility area unfortunately but it’s a decent size

Here below

No the small island would come out from the back wall long wards out so 2 small stools either side of the island facing the fridge/freezer and cooker opposite. I have to admit the pictures look smaller than it is due to angle, so a small island in there could work as i did measure up and it wouldn't dwarf the kitchen. It would only be a small island. My thinking was knocking whole wall down opening it all up but on speaking with people, the utility area is nice and maybe worth keeping

My DD has recently moved a wall between their kitchen and dining room, and fitted an RSJ. Decoration and new flooring were happening anyway. It was nothing like the cost suggested earlier, although we are Midlands based rather than London. Don't forget you'll need to get Building Control to approve.

Do you have a floor plan?

You need to check if the wall is structural. Personally I wouldn't make a utility area open plan, you'll be in mess constantly.

Also, don't confuse builders by taking about an island of its going to be against a wall, that's not an island. Do you mean a peninsula?

i think speaking with others and people on here, not going to bother knocking wall down as separate utility very handy and could end up costing loads. The house has got a nice front garden with planning permission approved for kerb drop, so might use a bit of spare cash doing blocked paving driveway

I imagine that the wall is the old house wall before the extension was built? If so it will be expensive. Rather than an island have you thought about a kitchen table? More comfortable to sit at and a good place to supervise homework whilst cooking supper etc...

yeh worded it wrong. Smart small peninsula at the back wall with stools

i think i worded it wrong. I meant a small peninsula with stools either side so similar to an island, but smaller and up against a wall

I understood what you meant but I think a similarly sized and positioned table in the kitchen - maybe with a couple of benches - would be more practical than a peninsula and more comfortable (and a hell of a lot cheaper).

Depends how you use the peninsula. We have one but it has our dishwasher and bin cupboard in it so it's really useful but we don't actually sit up against it as I don't like sitting in the kitchen.

OP, please forgive me but I found the property to look at the floor plan.

Now, it's very clear the previous people took our a big chunk of the living/dining room for creating utility.

From the floorplan, I would be 99.99% confident it's not a load bearing wall. Just internal walls that were built to create a utility.

My advice would be to live and see if you definitely need utility. If not, I would consider knocking those walls down for a bigger living area.

Nice one thanks everyone

There are some online tools which help with the costings, depending on your level of work etc. also use some of the sites to get builder quotes etc. would be very helpful

The kitchen is in the extension and the utility is in the original building then there is no possible way thats not a load bearing wall, its the external wall of the house.

I have also viewed the floor plan on right move and both walls are likely load bearing as the upper floors (bathroom wall) run along the internal wall too as the major double story wall.

The previous owner has open planned the living/diner room and built an extension not built new internal walls in the living space.