Discussion
Mulling over placing an offer on a 60's detached 4 bed. It's one owner from new and pretty much hasn't been touched since built. It's in good nick but dated. I'm trying to put a price on the following, if anyone could offer a guide? It's in the Thames Valley.
Double glazing, including 2 external doors 1 French door set, 10 med to large windows in total
Rewire, whole house and attached garage
New central heating and plumbing, working on a 34kw boiler at circa £1800 for a valiant package
3 piece bathroom refit
I've normally done a lot or all the graft before but with a 20 month old ruling the house now, I'll want trades to do it all.
Thanks.
Double glazing, including 2 external doors 1 French door set, 10 med to large windows in total
Rewire, whole house and attached garage
New central heating and plumbing, working on a 34kw boiler at circa £1800 for a valiant package
3 piece bathroom refit
I've normally done a lot or all the graft before but with a 20 month old ruling the house now, I'll want trades to do it all.
Thanks.
Im doing a 1960's 3 bed, costs so far;
Replacement windows and doors, including French doors. £4k.
Refurb bathroom, installing ensuite, and new boiler £8k
Cost per room to plaster, new woodwork, repaint and carpets - circa £1-1.5k per room
New kitchen will be approx £8k all in
New radiators all round circa £1k
A full rewire will be about £3-4k including new consumer unit.
Replacement windows and doors, including French doors. £4k.
Refurb bathroom, installing ensuite, and new boiler £8k
Cost per room to plaster, new woodwork, repaint and carpets - circa £1-1.5k per room
New kitchen will be approx £8k all in
New radiators all round circa £1k
A full rewire will be about £3-4k including new consumer unit.
B17NNS said:
Double glazing, including 2 external doors 1 French door set, 10 med to large windows in total
£6k
Rewire, whole house and attached garage
£4k
New central heating and plumbing, working on a 34kw boiler at circa £1800 for a valiant package
£4k
3 piece bathroom refit
£4k
What the basis for those prices? They sound like the sort of prices you'd get if you were regularly refurbing houses in a fairly low-cost area and had a gang of lads you could call on. Do they include VAT?£6k
Rewire, whole house and attached garage
£4k
New central heating and plumbing, working on a 34kw boiler at circa £1800 for a valiant package
£4k
3 piece bathroom refit
£4k
I assume you're aware that once you're rewired / plumbed you'll end up replastering, changing doors, skirting arch etc.
Just completed a nice 3 bed - the only thing not replaced were the floor boards and door linings - cost £30k I doubt anyone could do it cheaper (without foreign labour)
+£5k for appliances, carpets, curtains etc
Just completed a nice 3 bed - the only thing not replaced were the floor boards and door linings - cost £30k I doubt anyone could do it cheaper (without foreign labour)
+£5k for appliances, carpets, curtains etc
The prices are based on me actually refurbing houses. The majority of work I do myself (excluding gas, electrical, glazing and roofing). For those jobs I employ the relevant trades. I've built good relationships with guys I trust. I don't feel I get favourable rates, I use them because they are good and do what they say they will when they say they'll do it. Yes, the prices include VAT.
I've broken down the glazing price:
http://www.justdoorsuk.com/composite_door_detail.p...
2 x Composite doors £600 (£1200)
http://www.wickes.co.uk/Wickes-Upvc-French-Doors-6...
1 no French doors £550
http://www.wickes.co.uk/Wickes-Upvc-A-Rated-Caseme...
10 no large windows £3.1k
The trade will obviously buy a prices lower than these but even if you were to go down this route and employ a fitter, two guys would have this done in a couple of days. 2 guys, £200 a day - £800?
The glass shouldn't be more than £6k
Bathroom:
Labour £2,500
Suite and tiles £1.5k
Central Heating
Labour £2200
Materials
https://www.mrcentralheating.co.uk/vaillant-ecotec...
£1800
A re-wire to a reasonable spec on a four bed house is easily achievable for £4k. Material costs are low.
I've broken down the glazing price:
http://www.justdoorsuk.com/composite_door_detail.p...
2 x Composite doors £600 (£1200)
http://www.wickes.co.uk/Wickes-Upvc-French-Doors-6...
1 no French doors £550
http://www.wickes.co.uk/Wickes-Upvc-A-Rated-Caseme...
10 no large windows £3.1k
The trade will obviously buy a prices lower than these but even if you were to go down this route and employ a fitter, two guys would have this done in a couple of days. 2 guys, £200 a day - £800?
The glass shouldn't be more than £6k
Bathroom:
Labour £2,500
Suite and tiles £1.5k
Central Heating
Labour £2200
Materials
https://www.mrcentralheating.co.uk/vaillant-ecotec...
£1800
A re-wire to a reasonable spec on a four bed house is easily achievable for £4k. Material costs are low.
Edited by B17NNS on Saturday 27th May 13:57
Appreciated, cheers.
We're not looking at top spec, just reasonable quality / vfm. Trades are far from cheap here though, it's a small market town on the Thames and generally they have their pick of work.
Gut feeling is we won't get anywhere near 20k, but it's a price to push for. Will work on 30 -35, depending on scope creep.
We're not looking at top spec, just reasonable quality / vfm. Trades are far from cheap here though, it's a small market town on the Thames and generally they have their pick of work.
Gut feeling is we won't get anywhere near 20k, but it's a price to push for. Will work on 30 -35, depending on scope creep.
A full refurb on a regular house where we are is £50k.
We are very far north.
You can get cheaper or a whole s
tload more expensive but spec'd to a decent standard you'd be happy with, expect to spend £50k. Be happier if it came in less (should you be a wheeler dealer or be able to do labour/trades yourself), expect it to be slightly more if you go for "forever home" mentality but seriously expect £50k.
We are very far north.
You can get cheaper or a whole s
tload more expensive but spec'd to a decent standard you'd be happy with, expect to spend £50k. Be happier if it came in less (should you be a wheeler dealer or be able to do labour/trades yourself), expect it to be slightly more if you go for "forever home" mentality but seriously expect £50k.LaurasOtherHalf said:
A full refurb on a regular house where we are is £50k.
We are very far north.
You can get cheaper or a whole stload more expensive but spec'd to a decent standard you'd be happy with, expect to spend £50k. Be happier if it came in less (should you be a wheeler dealer or be able to do labour/trades yourself), expect it to be slightly more if you go for "forever home" mentality but seriously expect £50k.
I'd have to agree with this, just completed a 70 sqm 2 bed flat, reasonable mid range stuff, trusted local fitter/plumber. We are very far north.
You can get cheaper or a whole s
tload more expensive but spec'd to a decent standard you'd be happy with, expect to spend £50k. Be happier if it came in less (should you be a wheeler dealer or be able to do labour/trades yourself), expect it to be slightly more if you go for "forever home" mentality but seriously expect £50k.Kitchen and bathroom soaked up £12k (inc ceilings, remove a stud wall, LED downlighters, tiling, flooring, new consumer unit)
Decorating/interior doors/sundries must have soaked up another £3k.
No additional plumbing, electrics or windows required, I reckon £15k (although this is man maths so would have cost more
)Not including curtains and carpets.
LaurasOtherHalf said:
A full refurb on a regular house where we are is £50k.
We are very far north.
You can get cheaper or a whole stload more expensive but spec'd to a decent standard you'd be happy with, expect to spend £50k. Be happier if it came in less (should you be a wheeler dealer or be able to do labour/trades yourself), expect it to be slightly more if you go for "forever home" mentality but seriously expect £50k.
I would agree with this. No way will £20 be any where near enough if the OP wants a decent job doing with quality components.We are very far north.
You can get cheaper or a whole s
tload more expensive but spec'd to a decent standard you'd be happy with, expect to spend £50k. Be happier if it came in less (should you be a wheeler dealer or be able to do labour/trades yourself), expect it to be slightly more if you go for "forever home" mentality but seriously expect £50k.We are just at the end of our refurb project.
It's a 2 bed with loft room and have gone for high spec finishes throughout but we are in the trade so have done most of the work ourselves or managed trade discounts.
Total is £21,600 including Vat.
That includes blinds, carpets / flooring.
We didn't replace all windows.
On top of that we spent an additional £4k for additional bits like garden furniture, light fittings etc.
We budgeted originally £20k for the refurb, but had unexpected burst pipe issues that set us back slightly and I didn't budget anything for windows but still had to replace some glass which had blown. We also got a decorator in rather than doing it ourselves which felt like a luxury, but so glad we did.
Looking at the budget sheet and how much we paid for things, I am quite sure that if we hadn't managed trade discounts or to do most of the work ourselves the total refurb cost would have been between £35-40k. Kitchen alone we only spent £6k on including appliances and engineered Oak flooring, but this would have cost closer to £20k if we were general public (High spec German brand).
It's a 2 bed with loft room and have gone for high spec finishes throughout but we are in the trade so have done most of the work ourselves or managed trade discounts.
Total is £21,600 including Vat.
That includes blinds, carpets / flooring.
We didn't replace all windows.
On top of that we spent an additional £4k for additional bits like garden furniture, light fittings etc.
We budgeted originally £20k for the refurb, but had unexpected burst pipe issues that set us back slightly and I didn't budget anything for windows but still had to replace some glass which had blown. We also got a decorator in rather than doing it ourselves which felt like a luxury, but so glad we did.
Looking at the budget sheet and how much we paid for things, I am quite sure that if we hadn't managed trade discounts or to do most of the work ourselves the total refurb cost would have been between £35-40k. Kitchen alone we only spent £6k on including appliances and engineered Oak flooring, but this would have cost closer to £20k if we were general public (High spec German brand).
Edited by mangos on Sunday 28th May 09:21
I have just renovated this for approx £22,000, that's paying trades at a day rate and the supply of all materials at trade prices, I'd imagine it would be a £30k job if I had been charging a customer for it. There are many, many variables, its like asking how much should I pay for a new car, obviously that depends on size and if you want a Dacia or an Audi or an Aston Martin. £30k is a good amount to get a half decent full renovation on a average 3 bed semi, however you can easily spend that on the kitchen if you felt the need.
Some before and afters, I assure you it is the same house
Took out the chimney breast in this room, but it is definitely the same room
[/QUOTE]
Some before and afters, I assure you it is the same house
Took out the chimney breast in this room, but it is definitely the same room
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