Case studies for cost of restoring properties?

[oh-news]

Hi all,

I know this is like asking "how long is a piece of string that you've never seen" but I'm looking at buying a large 1930s house that needs a little bit of "refurbishment", non-DIY items include...:

• New windows - probably all out of 20 partly rotten single-glazed ones (no particular "original features" to restore/keep)

• New "grand staircase" as replacement for a narrow staircase that was put in to replace the *original* grand staircase (apparently to gain an extra small bedroom, that I'm willing to lose)

• A "bit of attention" to the tiled roof (a couple of obvious leaky corners)

• Miscellaneous internal non-bearing walls moved around

Fortunately wiring and plumbing are pretty up-to-date, with bathrooms in the right places, and no new plumbing going in. Central heating also seems to be pretty up-to-date. Rot etc. is up to the surveyor to find and could be a surprise ;-) ...

I know the first step is to get the full structural survey done and then preferably an architect in *before* deciding to go ahead buying the place, but it would have been great if someone knew about any resources or case studies that could be helpful in figuring out whether a particular project will set one back £20k, £40k, or even more. If I miss my educated guess by £10k that's no big deal, but if it ends up at £80k I'll be dead...

Thanks in advance!

[TonyK]

Few years back i did a house built in 1932 which hadn;t been touched from day one with the exception of a single potterton boiler added to provide hot water to the bathroom and kitchen. New windows, gutters etc, kitchen, bathrooms, 5 fireplaces, wiring, heating and a complete refurb. 1/2 acre of garden, driveway etc etc

Took me 3 years and cost about £45K, could have very easily spent another £20-30. At todays prices and not doing it all myself I would guess circa £60K.

[The Natural Philosopher]

Full luxury refurb with some structural bollocks can be £100-£150 a sq ft.

Compare costs of building new Barrat Superhutch at around £60 a square foot all in :-).

I'd budget at around £60 a square ft which should give enough to put in decent kitchens bathrooms, resurface floors, do a bit of cupboarding and rewire and replumb.

Its amazing how much interiors cost, when you move from £2.50 a square foot contract carpet to £10 a square foot tiles stone or solid wood..and start installing lined curtains at £400 a window..with nice poles not plastic tracks..

A minimal makeover of the basisc might be half that.

[The Natural Philosopher]

Yes. I'd agree with that, on say a 1000 sq ft property..which is I suppose a 3-4 bedroom house..

[Christian McArdle]

These could vary wildly, depending on whether you are replacing with nasty uPVC, or hardwoord sashes or modern DG Critalls.

Christian.

[The Natural Philosopher]

Actually, when I had my new oak framed SG leaded lights made uop, they turned out only 30% more than UPVC, and very similar to any other hardwood window..

[meow2222]

You can wave a finger in the air if you want, if I were in your shoes I'd go get prices for all the big elements at the least. Windows are easy to get a price for, a grand staircase estimate is more hassle but could be quite pricey, etc. Then add about 500% :) Amazing how all those bits and pieces add up.

NT