HOW MUCH TO GUT THIS PROPERTY, BALL PARK?

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dh is away, have seen this property.the elderly people who owned it have died. needs total modernisation. hasnt even got gsh. we would want to convert loft. drove past and the roof also looks as though it needs doing.
going to view next week and need a rough idea how much anyone thinks it will cost.
re wire
heating
roof
new kitchen/bathrooms
plastering

need a good case to persuade dh.

not sure about the rest, but loft conversions, depending on size, whether you want an en suite usually start around £20k.

GSH - depends how many bedrooms. Whether there is a gas supply etc.

4 beds at the moment, 5 with loft conversion.

£100K for total modernisation and extension for a three/four bed Victorian house, I reckon.

Depends a bit where you are though -- maybe cheaper away from London and SE.

north london, muswell hill.

Yeah, I reckon about that, assuming you don't get Pimlico Plumbers in to quote, in which case you can take that figure and triple it.

Roughly -- £10K rewire, £15K install heating, boiler, new plumbing and bathroom, £30k for a good loft conversion, £20K for kitchen (more if you want a side return doing), £10K++ for the roof, depending on whether it's just the roof covering or the structural timbers as well.

We've done rewire, heating/plumbing and half a new bathroom on a similar house in a nearby area last year, and burned through £30k very fast indeed. It costs proportionately more to get the work done in phases, but oddly enough we don't have a spare £100K in the bank. Work out how much you'd need to get the house habitable. You also need a good-sized contingency for when you discover things that you didn't anticipate and which will cost ££ to fix.

thanks frogs. dh doesnt want a large project, but i dont mind. i love where this house is and to start from scratch and do it how i we like would be a dream.

If you've got the cash, then go for it. If you don't have the full amount, then you face months/years of living in a building site, which you/he may or may not object to. It's perfectly doable, but not for everyone.

If at all possible, consider living elsewhere until it's all finished, but obviously you need to factor the costs for that into the whole build. If you haven't done it before make very sure you have reliable contractors and ideally project managers/architects, otherwise you will lose the will to live very swiftly.

we are hoping to rent ours out, so could stay here whilst doing it. are architects expensive?

Muswell Hill is expensive area - make sure they quote job not the address. I think £80k could get you a good finish with decent kitchen and bathroom.

Depends on architect fee structure - 10% + VAT of budget for full service or several hundred/couple of grand for design and drawings.

thanks will start putting my case together.