Estimating a revamp

[Zero7]

I'm considering go for this particular property.

http://www.rightmove.co.uk/property-for-sale/prope...

It has decent potential, I want to turn it into this (on the same road).




Want to go with a mid range fixtures and fittings, so not Mile but good mid range, will need 2 x new en-suites, 1 x bathroom, the full extensions, rather than foot sq costs, can any one advise on overall costs looking at the house and the design.

For reference the design is based on that exact house type,. Just further down the street on the opposite side of the road. Cost of sty new build and poor quality has led me down this road instead.

Cheers in advance,

Oh! The garage must be wide enough to house my new Mustang :-)

[Cupramax]

Im no expert other than doing my own places up, but i'd be mightily surprised if you got much if any change out of £130k i take it those drawings are of a mirror image house or are you moving the garage from one side of the house to the other for the sake of it?

[Zero7]

Cupramax said:

Im no expert other than doing my own places up, but i'd be mightily surprised if you got much if any change out of £130k i take it those drawings are of a mirror image house or are you moving the garage from one side of the house to the other for the sake of it?

Cheers - Yes, they are of a mirror image house, it was build on the opposite side of the road.. £130k sounds reasonable...

[Too Late]

200k.. maybe 220k. Well thats what i would like to have for that size of project..

[sealtt]

Based on my limited experience with being quoted for remodelling my place, I'd be very surprised if you could get all that done for £130k, unless you can do work yourself.

I'd expect it to be in the 200s, it is a big job.

Leamington has gotten more pricey than I remember, nice house though - especially with doing work to it.

[IceBoy]

I think £130k is optimistic!

£170-200k is more realistic. The build will cost 120k and then everything inside on top!!

All in my experience obviously.
IceBoy

[Too Late]

Too Late said:

200k.. maybe 220k. Well thats what i would like to have for that size of project..

My comment was from personal experience
We started with this


and built this. Not everyone's taste but we like it


2 years on and doing alot of the work myself, its got to be at the 160k - 170k

We laughed at the quantity surveyor report saying the build will be 180k + VAT. looking back we should have taken more notice of it as we are closer than we ever expected to be at that figure...

[Renovation]

I'm local and there must be better options in the area - I didn't pay much more for a house with potential in Honiley set in 5 acres.

However could you ask the people who had the work done what it cost or was a builder named in the planning / building control applications ?

If you want a single contractor to do the work it will definitely be over £130k - it will probably be better to knock it down and start again and you'd get a similar plot for £300k ish.

[sealtt]

Too Late said:

My comment was from personal experience
We started with this


and built this. Not everyone's taste but we like it


2 years on and doing alot of the work myself, its got to be at the 160k - 170k

We laughed at the quantity surveyor report saying the build will be 180k + VAT. looking back we should have taken more notice of it as we are closer than we ever expected to be at that figure...

Wow great job with it, looks fantastic.

[Too Late]

sealtt said:

Wow great job with it, looks fantastic.

Thanks very much!

[Zero7]

Renovation said:

I'm local and there must be better options in the area - I didn't pay much more for a house with potential in Honiley set in 5 acres.

However could you ask the people who had the work done what it cost or was a builder named in the planning / building control applications ?

If you want a single contractor to do the work it will definitely be over £130k - it will probably be better to knock it down and start again and you'd get a similar plot for £300k ish.

That is the going rate if you want to be living at the top of Leamington and within walking distance into town. You can get much more for your money in the sticks, I just sold up in Gaydon and had a pretty sweet place with a massive garden but needs change, its the price you pay for being in that part of town.

[Zero7]

Too Late said:

My comment was from personal experience
We started with this


and built this. Not everyone's taste but we like it


2 years on and doing alot of the work myself, its got to be at the 160k - 170k

We laughed at the quantity surveyor report saying the build will be 180k + VAT. looking back we should have taken more notice of it as we are closer than we ever expected to be at that figure...

You have done a great job there, looks nice and fresh...

[Zero7]

So that house didn't have enough potential or the width coupled with the North facing rear garden, but no surprise it sold within a week. Got my eye on another one slightly other end of the town but with more land, However with the pitch of the roof I fail to see how I can make a 1.5 story extension on the rear, even a single story ext with the continued roof pitch seems like a fail.

Any creative thoughts on what can be done?

http://www.rightmove.co.uk/property-for-sale/prope...

[Too Late]

Take the roof off and build up on the current plot. Simples

[Zero7]

Too Late said:

Take the roof off and build up on the current plot. Simples

Sounds drastic but quite interesting, I'm guessing the bedrooms are into the loft as there does not appear to be space in the loft. I was hoping i could live in there whilst works were ongoing but with a roof off that would not be possible.

[roofer]

Anything is possible...

[Zero7]

Not sure I could live in the house though whilst the roof was off.

[Zero7]

So with a budget of say £150k - £17k, could I extend this without major rework to the roof which would potentially blow the budget. It's a very nice size plot and I could put a study downstairs where the garage is and move the garage to the left. I would need an additional bedroom.

[sealtt]

Zero7 said:

So with a budget of say £150k - £17k, could I extend this without major rework to the roof which would potentially blow the budget. It's a very nice size plot and I could put a study downstairs where the garage is and move the garage to the left. I would need an additional bedroom.

That's a really nice house and plot. Loads of potential, I'm sure with £150k you could get all the space you want / need.

How about just adding a bedroom on the first floor, would work fine if it's a guest room or for a teen? You could convert the garage & utility into a downstairs bedroom and ensuite - enter off the main hall at the bottom of the stairs.

Then add new utility, downstairs WC, etc with a single storey extension off the back of the kitchen. Or you could make the study into a storage cupboard and downstairs WC, etc.

Easy to add a garage at the side or elsewhere as plenty of space it looks like.

Lots of flexibility and would mean it's a fairly manageable job, should certainly be a lot less costly.

[Zero7]

^^^ Cheers, certainly some option,s not keen on downstairs bedrooms though so would need to expand the upstairs space somehow. My concern is with the pitch of the roof I'm not sure I could get a good full width extension on the back unless I go with a flat roof which I'm not overly keen on.