Estimating a revamp
Discussion
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 s
ty 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 :-)
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 s
ty 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 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... 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. 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.
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...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...
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...
Any creative thoughts on what can be done?
http://www.rightmove.co.uk/property-for-sale/prope...
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. ^^^ 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.
Harry Flashman said:
OK, I will give you an example of what our £180k budget is getting us in London. No extension, which brings costs up heavily due to foundations.
Architect, building control, structural engineers, party wall agreements £4.3k
Loft conversion with new bath & 2 beds, new kitchen roof, digging down kitchen floor, tiling and fitting 5 bathrooms, garage side return extension, structural steels for knocking out 3 walls and supporting post in enlarged kitchen £85k
Glazing and doors £18k
Heating – new system entirely, including underfloor heating, boiler, Honeywell Evohome, new rads & piping and general plumbing for new kitchen, loft and bathroom £20k
Electrical including rewire, new loft, alarm system, fire alarms, Cat 6 cabling £11.5k
Kitchen, including units, granite, fitting, limestone floor tiles, fridge, freezer, induction hob, extraction, sinks, taps £21k (I am particularly proud of this)
Bathroom materials £5.5k
Decoration £13k
New front door and security doors £1.5k
That's helpful information. I have been speaking to a builder over the last day, family friend and has given me some good insight into costs in this area. I'm more intrigued to see if anything can be done with this house due to the slant of the roof without any major roof facelift. Architect, building control, structural engineers, party wall agreements £4.3k
Loft conversion with new bath & 2 beds, new kitchen roof, digging down kitchen floor, tiling and fitting 5 bathrooms, garage side return extension, structural steels for knocking out 3 walls and supporting post in enlarged kitchen £85k
Glazing and doors £18k
Heating – new system entirely, including underfloor heating, boiler, Honeywell Evohome, new rads & piping and general plumbing for new kitchen, loft and bathroom £20k
Electrical including rewire, new loft, alarm system, fire alarms, Cat 6 cabling £11.5k
Kitchen, including units, granite, fitting, limestone floor tiles, fridge, freezer, induction hob, extraction, sinks, taps £21k (I am particularly proud of this)
Bathroom materials £5.5k
Decoration £13k
New front door and security doors £1.5k
sealtt said:
Yes, I'm not such a fan of downstairs bedrooms either, though it can work well for guest rooms.
I don't know much about extending up the way you want, I tried to keep my plans simple structurally as I felt that would be cheapest. I think they can do an extension with a pitch roof connected to the existing roof easily enough - you could always get a builder/contractor to meet you on site and give a very rough idea. I did that before buying a place to make sure we had the right sort of figures in mind.
I think that would be the wise decision... I don't know much about extending up the way you want, I tried to keep my plans simple structurally as I felt that would be cheapest. I think they can do an extension with a pitch roof connected to the existing roof easily enough - you could always get a builder/contractor to meet you on site and give a very rough idea. I did that before buying a place to make sure we had the right sort of figures in mind.
any builders architects on here that could see a nice big extension on the back? I'm just struggling to visualise it, I'm normally ok at that but this house has such a big roof
jdw1234 said:
I like what they did with that hastings one... jdw1234 said:
I like what they did with that hastings one... sealtt said:
I lived in Leamington for 2 or 3 years, I love the Regency town houses around Clarendon Square but would never buy one because there's too much risk you'll end up with a bunch of ***** students for neighbours!!! If you are happy with the location, I think you will struggle to do better than that one you've found. It's a great house & plot. Loads of potential and a fantastic garden - South facing is such a bonus, especially in the Uk where we need to enjoy every bit of sunshine we get.
The regency houses are very nice but money pits, the best of these are out-priced for students and swap hands over over a million. This particular house is in Radford Semele on the outskirts, my family also live in the village so added bonus and less than 5 minutes drive into town.Great plot and as you say, south facing garden.
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.
I would like to keep the back of the house the same width so no jutting out of half extensions, my thoughts are to have a large glass style single story with skylights and half a second floor extension over the back of this. However, I can quite work the plan out for the 1st floor without major remodelling. need at least 4 good sized bedrooms, the existing ones lack and serious wardrobe space and the misses has a lot of shoes and jeans.
Current layout below, could really do with some help and inspiration for a first floor layout
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