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aggi
Howard
I'd say about 70-100k plus for pretty much everything , excluding the side return, assuming you are in the south. However much depends on the spec of the kitchen and bathroom, whether plumbing is done in copper or plastic, whether it needs a new roof or ceilings, whether the externals are sound or whether it needs repointing, whether you'll do the loft at the same time, landscape in anyway etc etc etc.