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That looks just plain bad.
My take is location/nice light and the size you want/need is most important. Second to that is not giving someone money for bad design.
Easy to say as I never lived in a building site, but I much rather would have a go at a place that needs all the things doing than live in that house with all the stupid down lights.
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That Lea Hall Road house has been up for months, it’s a friend of a friend’s and is overpriced imo so would likely be conducive to a lowball offer.
With regards to your renovation costings: whilst they may be in the right ballpark priced as individual jobs, doing the lot together would bring the total cost way down, likely to not much over £100K exc.VAT. It’s turning into a buyer’s market for residential renovations/extensions right now, and materials aren’t sky-high either.
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I'd actually suggest
Roof - 15k
Windows - £15k ish
Re-wire - £8
New rads, boiler, random plumbing sorting - £7-10
Back extension (build) - £50k/60
Kitchen - £20 mid spec magnet/IKEA etc
Upstairs bathroom and downstairs loo - £10k
Making good, plastering, I bet a couple of ceilings end up coming down - £10k
Decorating the whole place - £8k
Carpets - £3-5kIve just (started July 22 finished March 23) fully renovated a larger house in Wanstead, kitchen diner, loft, new kitchen, bathroom, repaint and replaster in most of the house, wood burner, new driveway -110k all in. Material prices might have come down for some bits since then, may have increased for others
That's with me pming the whole thing and doing the painting.
If you want low stress turn key then you'll pay through the nose. If you get your hands dirty lots of cash to be saved (but also to be withdrawn from the bank also)
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@ChasnotRobert
Harsh responses are fine. I don't want to end up in a half finished house and out of cash - that's kind if where we are now. Although as it's our 20 years worth of "unfinished", it's pretty comfortable.
So ball parking the jobs, based on work we have done here and quotes friends have had recently:
Roof - 30k
Windows - £25k (obviously huge range of prices of windows so this would be PVC but not the cheapest ones)
Re-wire - £15k
New rads, boiler, random plumbing sorting - £10k
Back extension (build) - £50k
Kitchen - £25k
Upstairs bathroom and downstairs loo - £10k
Making good, plastering, I bet a couple of ceilings end up coming down - £15k
Decorating the whole place - £12k
Carpets - £5k
so that's £197k, add 10% contingency , call it £220k.
I'm guessing they will take an offer as it's been on a while, so let's say £680k plus £220k, now we are £900k in. That's not totally wild for a nice example of one of those houses in that area, but it's not a bargain either and a lot of work to get it there - and it would probably end up over budget as well.
Here's a smaller house on for just under £900k but it has a bigger extension than I've budgeted for and also has the loft converted:
https://www.rightmove.co.uk/properties/136682060#/