Ballpark costs to refurbish this 90's house?
Discussion
https://www.rightmove.co.uk/properties/173686811#/...
Currently on the market with my flat and was fairly well set on a semi-detached new build that ticks almost all of my boxes, but this detached property has caught my eye. It looks like little or nothing has been done with it since it was built in 1997.
Semi that I'm looking at is up for 410 but has all the builder incentives (free stamp duty, cash contributions etc) such that it probably would cost about 410 net of stamp duty and all moving costs.
Realistically I can't go much above that. Let's assume I got this detached for the bottom asking price of 350, can anyone guesstimate at 2026 prices what it's going to cost to-
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Limits of my DIY are painting (to a mediocre standard) - everything else will be done by professional trades, ideally one contractor who can oversee the lot.
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
Currently on the market with my flat and was fairly well set on a semi-detached new build that ticks almost all of my boxes, but this detached property has caught my eye. It looks like little or nothing has been done with it since it was built in 1997.
Semi that I'm looking at is up for 410 but has all the builder incentives (free stamp duty, cash contributions etc) such that it probably would cost about 410 net of stamp duty and all moving costs.
Realistically I can't go much above that. Let's assume I got this detached for the bottom asking price of 350, can anyone guesstimate at 2026 prices what it's going to cost to-
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Limits of my DIY are painting (to a mediocre standard) - everything else will be done by professional trades, ideally one contractor who can oversee the lot.
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
Blue Oval84 said:
https://www.rightmove.co.uk/properties/173686811#/...
Currently on the market with my flat and was fairly well set on a semi-detached new build that ticks almost all of my boxes, but this detached property has caught my eye. It looks like little or nothing has been done with it since it was built in 1997.
Semi that I'm looking at is up for 410 but has all the builder incentives (free stamp duty, cash contributions etc) such that it probably would cost about 410 net of stamp duty and all moving costs.
Realistically I can't go much above that. Let's assume I got this detached for the bottom asking price of 350, can anyone guesstimate at 2026 prices what it's going to cost to-
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Limits of my DIY are painting (to a mediocre standard) - everything else will be done by professional trades, ideally one contractor who can oversee the lot.
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
I reckon it's doable, but tight to a basic std. But you'll have to be careful, don't forget flooring curtains, light fittings, decorating, door furniture etc. Budget creep could double that. Currently on the market with my flat and was fairly well set on a semi-detached new build that ticks almost all of my boxes, but this detached property has caught my eye. It looks like little or nothing has been done with it since it was built in 1997.
Semi that I'm looking at is up for 410 but has all the builder incentives (free stamp duty, cash contributions etc) such that it probably would cost about 410 net of stamp duty and all moving costs.
Realistically I can't go much above that. Let's assume I got this detached for the bottom asking price of 350, can anyone guesstimate at 2026 prices what it's going to cost to-
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Limits of my DIY are painting (to a mediocre standard) - everything else will be done by professional trades, ideally one contractor who can oversee the lot.
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
50 should be enough to do what you want absent any unexpected nightmares revealing themselves. Possibly a smidge more if you're going to get it all professionally decorated and new carpets throughout etc.
Obviously if you need to repair the roof, replace windows, landscape the garden/driveway etc then you'll need another 50 or so I would say.
Obviously if you need to repair the roof, replace windows, landscape the garden/driveway etc then you'll need another 50 or so I would say.
1) Pass - I'd suspect a good £2-4k?
2) On the South Coast, I suspect you could be looking £10-25k for both of these to be replaced. The huge variation will depend on the quality of fixtures, fittings, tiles etc you go for.
3) Sorry I cannot help with the building/structural aspects, but a replacement kitchen (alone) could be £15-25k, again variance depending on quality of the appliances you go for etc.
4) What is the boiler / heating situation? If the boiler/pipework/rads needs replacing (assuming still running the originals and haven't been maintained), you could be in for another £5-10k.
Same for electrics....I would hope a 90's build doesn't need a full re-wire just yet, but you'd likely need a new consumer unit and some new supplies run out for the new kitchen. Again, another £3-5k depending on extent of works you need. Obviously more if it does need a re-wire.
On the plus side, none of those would necessarily be needed immediately? It looks in good enough order to move in and then work through the projects a little bit at a time? I think that would be key, because I can't see you getting that house "fully sorted" straight off the bat with £50k, not in one go and especially not if your unable to do anything yourself.
2) On the South Coast, I suspect you could be looking £10-25k for both of these to be replaced. The huge variation will depend on the quality of fixtures, fittings, tiles etc you go for.
3) Sorry I cannot help with the building/structural aspects, but a replacement kitchen (alone) could be £15-25k, again variance depending on quality of the appliances you go for etc.
4) What is the boiler / heating situation? If the boiler/pipework/rads needs replacing (assuming still running the originals and haven't been maintained), you could be in for another £5-10k.
Same for electrics....I would hope a 90's build doesn't need a full re-wire just yet, but you'd likely need a new consumer unit and some new supplies run out for the new kitchen. Again, another £3-5k depending on extent of works you need. Obviously more if it does need a re-wire.
On the plus side, none of those would necessarily be needed immediately? It looks in good enough order to move in and then work through the projects a little bit at a time? I think that would be key, because I can't see you getting that house "fully sorted" straight off the bat with £50k, not in one go and especially not if your unable to do anything yourself.
Edited by MattyD803 on Thursday 26th March 08:25
I would suspect both walls either side of the kitchen are structural, looking at the 1st floor layout, stairs directions, pitch of the roof, just gives me a feeling they will be.
That said, I'd like to think you'd be able to get both of them removed for £5-10k. £10k for upstairs bathroom and downstairs toilet, assuming no major fitting movements. £15k for a kitchen. Balance of the £50k for plastering, decorating, etc.
Pretty much anything built after the 1970's will be on PVC wiring so condition of the actual wire should be fine, unless something very weird has occurred, so the only real need for a rewire will be if the existing situation is widely different to what you need. That said, it is probably worth budgeting to replace all the sockets, switches, consumer unit, etc.
That said, I'd like to think you'd be able to get both of them removed for £5-10k. £10k for upstairs bathroom and downstairs toilet, assuming no major fitting movements. £15k for a kitchen. Balance of the £50k for plastering, decorating, etc.
Pretty much anything built after the 1970's will be on PVC wiring so condition of the actual wire should be fine, unless something very weird has occurred, so the only real need for a rewire will be if the existing situation is widely different to what you need. That said, it is probably worth budgeting to replace all the sockets, switches, consumer unit, etc.
vaud said:
You could do it in phases. The kitchen could be revamped by painting the cupboard doors, etc
Paint all the walls white (man with a spray gun if it is empty) to create a blank canvas. Then live with it and tackle room by room over 2 years?
This with addition of new carpets (or check what’s underneath…) and new bathrooms/toilet. Paint all the walls white (man with a spray gun if it is empty) to create a blank canvas. Then live with it and tackle room by room over 2 years?
Lots of stuff will rear its head once you start and I suspect the total cost to get it ‘as new’ would be closer to £70k.
Not sure I would take both walls down in the kitchen even if you could. Even a kitchen the size of what it is there replaced by a modern Howdens one fully fitted and tiled etc would probably be 20k without anything mega extravagant. Bathrooms can easy be 10k, labour is expensive especially decent labour. Skilling ceilings is a couple of hundred quid a room but if you’re gonna do that you may as well skim the walls because you will want to do a rewire as suggested and put sockets and switches where you want them. You will also want to probably redo all the floorboards too so they are level and don’t squeak etc. heating looks poor so may need to consider cost or a new heating system and it windows are over 15 years old then those too. A full refurb could easily be 100k if everything is done for you. You could of course do it in stages
Blue said:
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
1) £4k2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
2) £4k sanitary/brassware, £6k labour
3) £10k labour, materials & making good assuming 1 steel. £1000 for structural calcs
4) £10-£15k new kitchen, depending on spec, £5k fitting
5) £800 paint, DIY labour
6) £3k-£5k flooring depending on spec
Those numbers VAT inc, should be doable within budget even at today s crazy prices.
Personally I’d allow a bit of budget for electrical upgrades, including changing the faceplates. Also check out the boiler, that’ll be another £3500 from Boxt if it’s original.
Blue Oval84 said:
https://www.rightmove.co.uk/properties/173686811#/...
Currently on the market with my flat and was fairly well set on a semi-detached new build that ticks almost all of my boxes, but this detached property has caught my eye. It looks like little or nothing has been done with it since it was built in 1997.
Semi that I'm looking at is up for 410 but has all the builder incentives (free stamp duty, cash contributions etc) such that it probably would cost about 410 net of stamp duty and all moving costs.
Realistically I can't go much above that. Let's assume I got this detached for the bottom asking price of 350, can anyone guesstimate at 2026 prices what it's going to cost to-
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Limits of my DIY are painting (to a mediocre standard) - everything else will be done by professional trades, ideally one contractor who can oversee the lot.
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
Depends on your definition of remotely feasible. I renovated my last house and am currently getting quotes for converting an existing outbuilding to a habitable space at my new place and it's eye watering, even doing some things myself I'm at 70K with the VAT just to get a waterproof shell. I would say for 50K you will be needing to do some things yourself and be at the ultra budget end of the scale for materials, furniture and fittings.Currently on the market with my flat and was fairly well set on a semi-detached new build that ticks almost all of my boxes, but this detached property has caught my eye. It looks like little or nothing has been done with it since it was built in 1997.
Semi that I'm looking at is up for 410 but has all the builder incentives (free stamp duty, cash contributions etc) such that it probably would cost about 410 net of stamp duty and all moving costs.
Realistically I can't go much above that. Let's assume I got this detached for the bottom asking price of 350, can anyone guesstimate at 2026 prices what it's going to cost to-
1) Skim all ceilings
2) Replace both upstairs bathrooms and downstairs toilet
3) Knock out the walls on either side of the kitchen and create a large kitchen dining space
4) Am I missing anything else out that will be important to make it a quality home?
Limits of my DIY are painting (to a mediocre standard) - everything else will be done by professional trades, ideally one contractor who can oversee the lot.
Does that sound remotely feasible on 50k or am I in cloud cuckoo land?
Also bear in mind lots of little costs all add up - if you are knocking down walls then you are in building control fee territory. A single 8 yard skip can easily be over £300. And so on. Plus you may discover things as you do the alterations that fall in to "while it's a building site we may as well..." territory - you'll want to move kitchen sockets and lights for the new layout, discover the existing wiring isn't so great so agree to rewire the kitchen then the sparks will take a look at the consumer unit and suck his teeth and before you know it you're doing the whole house... etc. etc.
He comes the voice of common sense.
No, you can’t do an entire house refurb including knocking down walls for £50k. If you had half a dozen mates in the trades and you were prepared to get very dirty you might get close but realistically, no. That being said I would still buy this house over a typical new build (I understand why you don’t want to show us your fall back property).
I would get as much of the destructive work done early in your build schedule. Then move one room at a time. Hunt out bargain appliances and ex-display items. If you do the leg work yourself you’ll save a lot over a contractor who will just buy from his usual suppliers and not worry about the pennies. Yes, a brand new house would be easier and instantly impress your mates but I bet this house would be a much better long term buy. Just a guess.
No, you can’t do an entire house refurb including knocking down walls for £50k. If you had half a dozen mates in the trades and you were prepared to get very dirty you might get close but realistically, no. That being said I would still buy this house over a typical new build (I understand why you don’t want to show us your fall back property).
I would get as much of the destructive work done early in your build schedule. Then move one room at a time. Hunt out bargain appliances and ex-display items. If you do the leg work yourself you’ll save a lot over a contractor who will just buy from his usual suppliers and not worry about the pennies. Yes, a brand new house would be easier and instantly impress your mates but I bet this house would be a much better long term buy. Just a guess.
SonicHedgeHog said:
That being said I would still buy this house over a typical new build (I understand why you don t want to show us your fall back property).
Especially if the internal walls are mostly brick/block. Much better for sound insulation. We bought a 70s house (small developer at the time) - they were all customised and when the surveyor looked at it (I paid for a full detailed survey) he said he was pretty impressed by the quality - even the stuff that was normally hidden.
Russet Grange said:
It's detached, and your alternative is a semi. No contest IMHO. Just buy it and do as much of the messy stuff as you can afford first.
And your new kitchen would be west facing - great for the sun in the afternoon/evening. No contest, after 20 years of hearing the neighbours coughing, shouting and football noises, detached every time.Changes can be made when the budget is available - do the downstairs changes first and then worry about the bathroom, and upstairs rooms.
Thanks for all of the comments so quickly guys, probably too many for me to address at once, but having thought more about it I think perhaps the most cost effective route (that I can also bear to live with) would be-
1) Bathrooms done on day 1 - there's no future changes to be made with walls etc so they may as well just be done - and I really really don't want to live with someone else's 30 year old suite
2) Ceilings all on day 1 - no way would I want to have them done later when my furniture is in
3) Kitchen - I suppose I could grudgingly leave it where it is, replace it, and just accept the odd layout with a view to changing sometime in the future
Anyway, it seems this may be a moot point, just got through to the agent literally whilst typing this and they have 20 viewings booked already with more coming in across the next two weeks. They won't book me in until I'm under offer (I'm at third viewing stage with one buyer so I hope to be under offer soon) and say they expect it to go for well in excess of the guide price with such strong interest on day one. If it goes very much over 350k I doubt I'd have spare capacity to buy it, I would have done before the Iran war perhaps but not so much now.
Quite likely back to new build land for me but I'll keep my eyes open! I do understand the dislike for them but at the same time my mate lives in a 60's built semi and the noise transfer is horrendous (far worse than my old 2005 built semi was).
1) Bathrooms done on day 1 - there's no future changes to be made with walls etc so they may as well just be done - and I really really don't want to live with someone else's 30 year old suite
2) Ceilings all on day 1 - no way would I want to have them done later when my furniture is in
3) Kitchen - I suppose I could grudgingly leave it where it is, replace it, and just accept the odd layout with a view to changing sometime in the future
Anyway, it seems this may be a moot point, just got through to the agent literally whilst typing this and they have 20 viewings booked already with more coming in across the next two weeks. They won't book me in until I'm under offer (I'm at third viewing stage with one buyer so I hope to be under offer soon) and say they expect it to go for well in excess of the guide price with such strong interest on day one. If it goes very much over 350k I doubt I'd have spare capacity to buy it, I would have done before the Iran war perhaps but not so much now.
Quite likely back to new build land for me but I'll keep my eyes open! I do understand the dislike for them but at the same time my mate lives in a 60's built semi and the noise transfer is horrendous (far worse than my old 2005 built semi was).
The only thing that would worry me about the place from the photos, is the conservatory roof, the rest I'd live with.
£50k isn't enough, especially if you're asking on here, hate to break it to you, but people down play costs as they'll be doing at lot of the hard graft themselves.
Kitchens and walls are not cheap, however I'd still do the conservator roof first, assuming it's plastic and everything else is okay.
£50k isn't enough, especially if you're asking on here, hate to break it to you, but people down play costs as they'll be doing at lot of the hard graft themselves.
Kitchens and walls are not cheap, however I'd still do the conservator roof first, assuming it's plastic and everything else is okay.
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