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@Princeperch thinks u have to spend top dollar to spec out a kitchen in a small warner flat. Not everyone wants or needs 20k kitchens. A bit of money spent in the right places will sort that flat out.
@well_is_it
How did you get on with the viewings then? Did the 1.5 bed need 80k or whatever it was @princeperch was going on about?
AirTime-
I think @princeperch is being fairly reasonable. He only suggested approximate values, and at the end of the day, it's up to you what you fit. I can guarantee that the flat in question will need a large amount if money spending on it, given that you can see evidence of work required just by looking at photos. A thorough survey will find more works required on top of the immediately obvious. The damp needs to be sorted 100% before you start anything else, and unless you are a builder or roofer, this is expensive business. I've just sorted out the damp issues in my house (which didn't look as bad as that) and it cost several thousand to remedy. You may find that in a leasehold property that you have to use the freeholder's preferred tradesmen for some works. If they themselves are responsible for the work (eg. the roof) then they could potentially be difficult to cooperate. I'm freehold though, so am not too familiar with the ins and outs of leasehold property.
I'm not trying to dissuade at all. I'm just pointing out that repair work needs to be done properly, and it's expensive.
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The 1.5 bed Warner was awful.
The road was way too busy/loud/polluted and the dude opened the door in his undies, and wouldn't let us in one of the rooms. There were kids everywhere and it smelt of cats but they didn't have a cat. Super bleak.
It was a total shit heap and I just walked out after 12 seconds.The second one was basically my dream home. Only one bed but on what is probably my favourite street in London regardless of price. They wanted a bit much for it and the lease situation is murky so I put in an offer on Saturday.
Needless to say, today has dragged-on a bit too.I've started recognising other couples at viewings, which actually makes sense.
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Ok so we've established that I was correct and that warner flat was shit and needed a shed load of cash spending on it.
Just out of interest - on what basis are you advising that ' a bit of money' will sort such a place out? Have you properly refurbished a decent bathroom or kitchen in london?
In terms of my experience:
I've done my kitchen- costed and project managed the trades myself - it cost 14,670 ( to date) - a mid end spec mostly.
My bathroom is 6 month old - I've seen the receipts from the labour and the suite - again, it's mid to top end in parts but I have the paperwork to explain away what it cost (£10,750)
I'll post pictures of both shortly. I hope it'll be helpful.
Forgive me though, I'm intrigued- you're giving out advice saying things won't cost much to sort, which is great for those intrepid house hunters who optimistically view shit tips like that place in walthamstow - but your advice is based on what experience exactly?
I think it's great to give advice - but it's only helpful or relevant when it's actually based on some experience.
rodabod
Well_is_it
princeperch
id hate to see what your place will look like if you think you can get an acceptable kitchen and bathroom for 10k.
new kitchen for that place, unless you like skip diving, will cost a minimum of 8k - probably closer to 10 if you are doing it properly.
new bathroom, again, yeah you can get something shite for a few k but if you are doing it properly, i'd imagine it will cost 5 or 6k there as well.
the damp might be caused by many things but I would be budgeting for new windows too, again, it'll cost what it costs, but probably the thick end of 5k as well.
replastering, damp proof course, rewiring, you arent going to get any change out of 7k there either. so now were up to 28k.
odds and ends will crop up that need doing, and you'll probably want new flooring as well - another 2k or so there. so now youre in for 30k.
so you spend 265k on buying it, probably over 30k making it into somewhere you actually want to live and enjoy and not just exist, with the SDLT and fees it'll owe you 300k.
I'm happy to put my neck on the line and say when the artificial supports currently in place are removed - that flat will not be worth 300k. buy it as a home by all means, but dont think that there is easy money to be made by buying it and throwing some magnolia emulsion around, because there isnt.