A UK home's price, postcode and floor area in: the refurb from DealWolf's cost sheet at light, medium or heavy, plus the work you tick, VAT, professional fees on heavy work and a 10% contingency, with the stamp duty and legal fees to buy it. Then stack it as a flip or a BRR in one tap.
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Stamp duty at investor rates (an additional home). Legal fees from DSM's playbook: typically £500 to £1,500. Price + costs is a cash buyer's outlay before holding and selling costs.
Add the floor area, tick some work, or add a figure of your own.
Prices: DSM's refurb cost sheet, dated September 2022. Ball-park figures for an average 3-bed house. Its item prices are + VAT; its day rates and cost per m² don't say whether they include VAT. The sheet recommends professional advice before any financial decision. One UK figure: the sheet has no regional prices and no free regional build-cost index can be used, so nothing changes by area unless you add a local adjustment. Medium is half and light a quarter of the back-to-brick rate. Professional fees on heavy work from DSM's development calculator: architect 1% and structural engineer 2% of the works, and building control at about £850 + VAT. VAT rates: HMRC VAT Notice 708. An estimate to shape an offer: get builders' quotes before you commit.