We have a similar home in a sydney beach suburb. We are in a different position where we have bought ours as a downsized but are just about to restore the old 50s beauty to its former self. We have quotes of around $400000 to gut and change the floor plan which includes 2 bathrooms and a new kitchen and also add internal stairs to the garage and a large deck off the back, lift some ceilings and replace gutters, eaves ect ect ect. Attached are my inspiration boards and what the house looks like now, hopefully in about 4 months I can update you.

If those prices don't include the electrician's costs of connection then to me they don't match up and I'd say your supplier/installer can't do maths lol. Pricing will change between supplier and of course electricians, and of course I'm working off the impression that the floors are flat where you want it installed. If the quote includes the electrical work, as in it covers everything besides tiling to where you can switch it on, then it looks reasonable to me and sits around the ballpark of what we paid. With the electrician's connection costs included then the figures match up better between the bathrooms and the living area, looking at it from a total per m2 viewpoint. If it includes the floor covering as well, then I'd say get on the phone and book the job straight away before they realise their mistake lmao. For instance if the quote is just for material and install, without electrical connection then the two bathrooms are quoted at $166.66 per m2 and the living area is quoted at $53.57 per m2. A large difference at cost per m2. If however the quotes include the electrical connection then you can average out the m2 cost across all three rooms and it amounts to $73.53 per m2. The electrician would be charging the same price for connection of each room (with only minor differences) if there is nothing out of the ordinary in any room. That means it's a static cost in each room that could make the bathroom quotes look inflated, and the living room look on the cheaper side. When you have a m2 quote on something across multiple rooms of different sizes, it's important to factor in anything outside of materials that's included in the quote. Assuming the install could be considered standard (whether it be underfloor heating, tiling, carpet, etc.) there will be other costs involved such as labour hours, wiring connection, installation materials, etc. Some can be considered static such as the electrician installing a single thermostat in each room, whatever actual size that room may be. Others will be more fluid such as labour hours for the tradesmen doing the install - will take a lot longer to lay tiles in a room of 56m2 than it will to lay them in a room 6m2. Whenever you are given a quote involving installations by m2, it's important to get them to detail what exactly is included in the quote. If you don't do this you run the chance of ripping yourself off. Let's say you get 3 different quotes from underfloor heating suppliers who all give you different prices but without details. One may look more expensive than the other two but actually be cheaper overall due to including everything up to 'turn on' phase, where the other two may only include supplying and laying the underfloor heating with you having to organise your own electrician after install.

Hi Sally, not sure where/how to message you other than here. LOVE your house! It is going to be beautiful! - Looks very much like you are going to have to do the same sorts of things that we have too. ( BTDT with the lifted floorboards and view to the ground!) Is your house on sandstone piers too? In our case we did not have to do anything with the internal piers but we did need to lift one side of the house by about 20 cm. We haven't had to remove all our wall cladding as you have done. And we were lucky - the only remnant of lathe and plaster was a small part of the hall. And we are lucky with the ceilings too We haven't had to take them our as you have. And as they are so high we can plaster over where we need to repair - even in the hall where the fist sized crack in the ceiling has closed as we hoped it would. Your boards look magnificent - will you be able to relay them once the restumping is done? I would imagine that they would be hard to replace. Your place is the total opposite of ours though for all that they areboth old country homes. Ours is a cool climate house - located in the Huon Valley (Tasmania) - and big - 24 squares (with an additional 6 squares in deck). Not sure off-hand how big our block is, - but certainly not 1.25 acres! Large block by today's standards though. Tucked into the back of the block since it was originally part of the larger church grounds. So, as is unusual for a house of it's type, the front yard is much larger than the back. There are other similarities between us it seems. (It is just us at home too ...though in our case the pet is a rather senile feline! ...and as to how we came to be restoring the largest house that either of us have ever lived in at a time in our lives when most are downsizing, - well that is another story!) Our latest project is the repair of the bay window in the lounge...(when I say 'we are doing this' - I actually mean that HE is doing it, and I am providing help in the form of lots of encouragement! Must get my act together and post some of our pics. Will you keep putting yours up? I would love to see what you do with your house.

Blue Gum floorboards how could it not look beautiful!! and yes wheelchair friendly although if we were in a wheelchair I guess we would have to move closer to town and transport and shops as this house was going to be in the country talking of moving... husband has caved and said we can move to the Bay of Islands whoop whoop! he still wants to go to France for 2 years but he said we could build or buy before we go so that changes the type of house now because we were building near a school and families this will be more a beach house that we can leave for the kids to enjoy and various friends who want it while away so I have swapped the master over to be away from the laundry garage door and hot water heat pump which is quite noisy and the guest rooms now have a Jack and Jill bathroom I haven't changed the footprints at all it's still the same size just changed the layout a little bit The bunk room would have a sliding door outside which means you could access that part of the house privately without coming through the front door or the bunk room could be a small kitchenette /come dining room / come lounge room (very small ) and rent it out as a 1 bedroom self contained apartment Once we live there full time ... will upload a photo in the next Post