Sale at 435 East 57th Street #9A Renovationa

Anywhere between 300k and 1,000,000 if you need better idea call 212 685 6358 - Manhattan Renovations

Your question begs more questions, JD. Are you talking about "just" construction costs or perhaps fees rela ted to Architect, Engineer (if needed), permits, building review process, etc? Anyone throwing out a number absent of a site review and a discussion as to what you are really trying to achieve, when and what logistics are involved does not necessarily have your best interest in mind. Each building, each design is unique and varies in cost.

Enerjin LLC - Construction Consulting Services

I am looking for the least costly way to make this place clean and livable. No breaking down walls, or adding bathrooms. Ikea is fine for the kitchen...

I would like the walls to be smooth and well painted though...

And of course the wood panels would go out. They are in every room of the apartment and date from the 50s...

this apartment is begging to be a three bedroom (carved out of part of the Living room) 2 1/2 bath with an open kitchen.

eriegel: As a 2 BR, with maids room, it's a pretty good florplan. Carving up the LR to make a 3rd BR would make a mess of it. Any additional 'bedroom' is going to be a windowless space. If you want a 3 BR, buy a 3 BR.

See this floorplan for a reasonable way to get add'l baths and a better layout: http://img.streeteasy.com/nyc/image/85/22281185.gif (Though I'm not wild about the MBR entrance being in the middle of the LR wall.)

I'd put back the original plan, with its huge Bing & Bing closets: http://hdl.handle.net/2027/mdp.39015026793094?urlappend=%3Bseq=769

There's a market for those upper kitchen cabinets.

Aaron;

It would take work but could be done with the third bedroom having a window at the front of the LR. With this apt being a mess and a lot of renovation needing to be done and 3 bedrooms (especially with adequate bathroom space) paying a huge premium I still think it will come in cheaper than buying a done 3 br

NWT, thank you for that. You're amazing.

By the way, the building would not let you add the 2nd bathroom, so bringing walls down to add the 3rd bedrom is likely not going to work either...

You do have the small second bathroom by the maids room

To make things simple:

This is just a good way to figure out what your budget should be

$100.00 sq ft for a low end gut renovations
$200.00 sq ft for a nice gut renovations
$300.00 sq ft for Hi-End gut renovations

Obviously this is simple. Prices can vary on many many things.

I concur, Primer is right on target. Do not expect mid-grade out of low end gut. As an alternative you can simply change ZERO walls and keep everything exactly as-is, do all DIRECT replacement and do all the work on a plumbing slip. This avoids architectural and board review (you will still need to get contractor insurance and permission to work). Then just tear off the wood paneling, do all direct replacement in kitchen and bath (i.e. put new sink, toilet, bathtub,) in the exact same spot they were previously. Either skim coat walls or laminate with new Sheetrock in some spots that need it, I would change all doors to closets and bathrooms and replace all molding in the apartment. This gives it a 'new gut' look. Then paint nicely, refinish floors, and viola - you can potentially do it for 100 psft. It will look like beautiful new used car that has been cleaned up by dealer. Gut reno will look like a new car off the lot.

The original floor plan is just swell. Best to return it to that. Creating a 3rd BR out of the LR and opening up the kitchen will give you an odd floorplan with the only windows being in the kitchen area and looking onto the courtyard (or air shaft, or whatever it is). Fine it you plan on living in it forever, but I would see it as reducing the resale value.

Primer/ANagin--are you contractors?