ROUGH BALLPARK GUIDE ONLY
Illustrative planning figures, not a quote or a surveyed cost estimate. Property size, condition, specification and local quotes can change the total substantially.
Your starting point
Illustrative 90 m² semi with one kitchen and one bathroom. Uses the original agreed allowances.
Replaces trade amounts, selections, floor area and additional work. Your budget, contingency and deal figures stay unchanged. Preset adjustments are illustrative assumptions, not measured market rates.
Current figures: Semi-detached house starting example, with any edits.
Vacant property, modest finish and retained layout. Review the selected trades for the actual scope. Floor area is used for the £/m² cross-check only; changing it does not resize the allowances.
Enter amounts including any applicable VAT. No VAT is added automatically. Changes last for this page session only.
Schedule of works
11 of 14 includedProtection, removal and skips. Exclude disposal already priced by trades.
Whole-house allowance including kitchen wiring and testing. Agree fittings and making good.
Heating and pipework outside the bathroom package. Confirm boiler, radiators and connections.
Modest units, appliances and fitting. Electrics and floor finishes are counted separately.
Suite, fitting, local plumbing, waterproofing and tiling; retained layout.
Repairs and skimming. Extensive hacking off, boarding and insulation need separate pricing.
Doors, skirting and repairs. Specify quantities and hardware.
Preparation and painting throughout; agree surfaces and number of coats.
Supply and fitting. Confirm measured area, underlay, waste and subfloor preparation.
Minor repairs and clearance only. Major drainage, roofing and structural work excluded.
Investigations, approvals and completion costs. Avoid counting trade certificates twice.
Optional provisional allowance. Check timber repairs, insulation and scaffold separately.
Optional access allowance. Exclude if already included in the roofing quotation.
Optional uPVC allowance. Obtain a measured schedule and local quotation.
Add known costs here before contingency. Structural repairs, major damp work and conversions require property-specific pricing.
What does this leave in the deal?
Optional refinance illustration. Replace the example figures with your purchase costs and lender assumptions. This uses total project cost less gross new borrowing; do not deduct your original loan again.
Other costs must include acquisition tax and fees, borrowing, holding and refinance fees. Exclude refurb costs already entered above. Lending remains subject to valuation, affordability and eligibility.
Total project cost
£179,625
Gross new borrowing
£165,000
Cash remaining invested
£14,625
If the works cost £10,000 more and the valuation falls by £20,000 (to a minimum of £0), your cash position worsens by £25,000 at the selected LTV.
Open Deal CalculatorChoose the reserve deliberately
Starting rules: 10% for a well-investigated cosmetic job, 15% for a standard refurb, and 20–25% where concealed conditions remain uncertain. These are planning assumptions, not guarantees.
Price known defects first. Keep an additional time reserve for interest, insurance, utilities and other holding costs if the programme slips.
Before relying on the estimate
- Measure quantities and specify products and finish.
- Confirm labour, materials, VAT, waste and making good.
- Give every cost one owner; check overlapping trade packages.
- Replace allowances with dated local quotes before committing.
Rough ballpark total
£54,625
Remaining
£5,375