£30K for new kitchen, new bathroom, new flooring throughout, new windows and rewiring?

[SugarSkyHigh]

House is average sized 4 bedroom.
oh, and probably new boiler too!!

Can we do all that for £25K or is that mad? wouldn't want top of the range bespoke kitchen/bathroom, but not absolutely the cheapest.

Basically trying to work out how much we can afford to offer on a place we have viewed, bearing in mind the work it needs.

Any thoughts would be greatly appreciated!!

Depends where you are and who you know. But tbh no.

However how long can the new kitchen wait etc?

i wouldn't have thought so tbh. is it liveable in or would the work need doing asap?

windows are a lot of money. and it also depends if you could do stuff yourself.
ie, my dad is going to fit our kitchen for us when we get it, so it will be fairly inexpensive, but if you need people to do all the work for you then you're gonna spend a lot more than that

kitchen could just about wait, but bathroom absolutely not.
House in quite a bad way, someone died who had lived there a very long time.
Could be v. nice though!
Is re-wiring very costly? it sounds it but maybe not as bad as all that?

DH thinks that if you decorate afterwards yourself but get someone else to do all the work you are looking at 25k minus windows. Windows vary so much!

rewiring probably £7k possibly more depending on what you want.

X posts there! Re-Wiring involves alot of work - chasing out plaster in walls etc. Would be good to do it first ime. Then the rest.

I worried windows would ruin my decorating but the guys were really good. So you could leave windows for a bit. However a friend recently got a really good deal as so many businesses need the work.

windows would really really need doing first i think - they are in such a bad way. And I would be really happy to do most of the decorating myself, having done so before...

Are boilers very very expensive??

by the way, DH reckoned it would all cost £100K which I did think was a ludicrous over-estimation.... (and totally unaffordable for us)!!

There is also a downstairs loo that would need doing...

Agree with CarGirl that rewiring will be about £5,000-7,000; if you just want to replace suite and tiles in bathroom (ie, it does not need replumbing/new shower unit etc), then you could probably get something mid-range for around £1000 inc taps plus whatever you want to spend on tiles; new windows depends what you want - low quality uPVC, nicer uPVC or double-glazed wooden/aluminium frames.

Same with flooring - we got really nice carpet at our rental flat for £6.99 sq m (allow another £10 sq m for underlay and fitting) but we were lucky - carpet can cost a lot more than that - wood works out at about £40 sq m minimum for product and fitting. Kitchen depends on size and what sort of quality of units you want, whether you need new white goods etc. A good condensing boiler such as a Bosch costs about £1200 for the unit of the size you need and at least as much again to fit.

So it may be possible if you are prepared to do a lot of running around sourcing products yourself. It also will depend how much making good is needed once you start pulling up boards and making channels for the rewiring: you will probably need some replastering and complete redecoration.

yes it can be done, we did all of that, plus an extra bathroom for about 30k, but in a 2 bed 2 reception townhouse not a 4 bed house. we got a polish contractor who basically project managed it for us, but tbh he was not terribly reliable and all the work needed chasing up constantly by my DH (and i was pregnant, and we lived an hour and a half away!).

we cut the costs of the materials LOADS by using the internet (ebay for bathroom suite, taps etc), B&Q kitchen, tilebase tiles on offer, laminate flooring from ebay, etc, however this is a house that is in the long term going to be rented out (we're living in it for 3 years or so), the quality in the kitchen is not what i would want for what i call my 'final house' . the bathrooms however are both GORGEOUS, I love them!

We've just done it for about 40k without the kitchen in a fairly large terrace. We knocked through three small rooms to make a large kitchen area and needed to remove a chimney and put it rsj though so that cost quite a bit.

We've rewired, put in new plumbing, shifted rooms about, repaired all the sashes and [almost] decorated for that. Have run out of money now so no kitchen for a bit!

We reused a lot of stuff and have got things from auctions, ebay and dh has helped out so that's saved money too.

yes but with cheap fittings.

Depends a bit where you are too - much dearer if you are in London. I think it's only doable on £30k if you do a fair bit yourselves or can take it slowly. We've done it 3 times now, the third time hopefully being the last. You can just about do a complete bathroom for 3-4k including tiling and fitting if you use decent but relatively inexpensive fittings - I've used bathstore each time and always been happy. Reckon at least £3k for new boiler - ours was £5k but that included a megaflow. They're not all that expensive to buy - it's the fitting. (And beware hidden horrors - have a decent contingency - all the pipework in this house had to be replaced because it had been fitted during a 1970s copper shortage when an inferior composite was used!) Windows are v expensive if you want wooden sashes - allow at least £10k for a house that size. Might be cheaper for UPVc or whatever. We did it because each time we got a house in an area otherwise out of reach, but it doesn't necessarily work out all that much cheaper in the end. You just get to spread the cost over time (and live in a dust bowl for months on end...!)

I think £25k might be a bit tight. We are in London and did almost exactly the same over a year ago and came in at around £30-£35k. We are still dealing with some snagging now and also still have one or two things to be done. Bear in mind that a house that has not been touched for many years can bring up some expensive surprises! Regarding new bathrooms, I would highly recommend going to a plumbers' merchant - we did this and got some v good quality french fittings for a lot less than the likes of Bathstore. Same goes for flooring, if you can visit a timber merchant etc then this can often come in cheaper than the likes of B&Q.

i think yes but with doing all the donkey work yourselves and possibly the decorating.Buy all the kitchen cabinets worktops and appliances online much cheaper.Will you be living there?

I don't think so.
Kitchen £10k
Bathroom £4k
Rewiring £5k
Decorating after rewiring - especially as if you are rewiring an old property you will probably want more lights and to other-hang the doors and move the light switches £k whatever you want to spend say £3k
Flooring £3k
Windows £8k (guessing wildly have no idea how many or bespoke vs off-the-shelf)
Boiler £2k

So £35k PLUS CONTINGENCY = say £40k

Plus stress-busting holiday for family £5k

But certainly not £100k. that's just silly.

thanks for all the answers. Yes, we would have been living there whilst the work was being done - now however it looks like we won't be going ahead because apparently it's under offer. The agent wasn't that bothered on the phone when I said that DH and I might consider offering too,but would need to come and have another look. Instead of saying "ok, when shall we try and get you in there?" he just said, "oh, well just give us a call if you want to have another viewing sometime" and was not at all pro-active. I was quite at his attitude because the same agent is "selling" our own house, and if this is how he is going about it I am going to change agents!
end of rant

shop around for stuff. i got my range cooker and dishwasher and worktops on ebay - much cheapness. i got my loo and bath from freecycle and recycled a sink from a bedroom.

tbh if you want top of the range you will not do it for 30k. a top of the range kitchen alone would cost that. go to ikea and get a good joiner.

the biggest cost is the labour and quite rightly so.

good luck

We have been doing similar in our house, i had been lived in by the same family for 40 years and although well kept rather dated. This included original wiring that was over 70 years old!!

The wiring cost 5k
New windows throughout 3750
kitchen 3k
Bathrooms yet to do but i have had a quote for refitting and moving things around of £550 with me providing bath/shower etc.

Boiler I am not sure

Definately do the rewiring 1st and be prepared for the mess, every room will need redecorating, sanding along the plaster channels and during the process a lot of floor boards will be up. If you can do some work yourselves it all helps. We are gradually working through the decorating ourselves and next week I am starting a plastering and tiling course so that I can do some of the work. As for new flooring apart from replacing the furry brown floor tiles in the kitchen we can't afford that at the moment. Good luck with your project