Average cost of bathroom renovation

[gautham]

I came across this 30 40 duplex house. Its about 16 year old house. Not great. Not bad either. At least the flooring is modern. I am in a dilemma as to whether to build from scratch or renovate. I am more inclined towards renovating it since 1)I don't have patience. Also, it might take a long time 2) The seller is not selling at the land cost. He has added about 30 lacs as building cost. I am still in negotiation with him. He might reduce by 10 lacs.
I dont see a lot of work. I need to renovate 3 bathrooms. Paint the house.
Can anyone tell what is the approximate cost involved in renovating 3 bathrooms. (Assuming premium brand/materials)
Also, is it worth doing it on a 16 year old house? I mean usually what do people do? Construct again or renovate?

[Visualizer]

Here is my list and going rates for premium stuff , Note approx 25- 28% discount on MRP is there on big brands of sanitary and bath fittings.
Overall for premium brands and very good fittings approx 2.5 L to 4L per bathroom (can go higher)
Entry level brands ( jaquar / perryware) : 1.5 L

Details

(A) bath fittings (grohe/kohler) : 50K to 2L depending on what all you choose
(B) Sanitory ware (kohler/ Toto) : 50 K to 1 L depending on choice
(C) Tiling : 60K ( assuming 9x5 size bathroom tiled to.8 feet)
(D) GRANITE counter sith fitting 2K approx
(E) cPVC pipes and PVC pipes (ashirvad/supreme), etc 10K
(F) plumbers charges 15K
(D) waterproofing before laying tiles 2K
(F) DEMOLITION; unknown

Pricing I got in market

1. Kohler rimless Wall hung WC 25K approx ( good one best can go higher to a lakh depending on models )
2 Kohler countertop washbasin 15K approx ( decent one they have quite expensive ones also)
3. Gerberit Concealed tank 6-10k or 40mm flush valve American Standard if you have 15feet water head (dont go for 32mm)
4. Steel frame 2K

Bath fittings approx 1 -2 L if you are adding rain showers keep on upping the budget.

3. Grohe 4 way thermostat diverter 20K
4 grohe plates/knobs ( big range but rounded was cheaper ) 20K
5. 4 outlet body jet jaquar/atria/kajaria = 12-20K. , grohe body jets 13.5 x4 = 50K
6. Big size shower (jaquar/Atria/Kajaria) = 15 to 30K

So if you are going for Grohe concealed parts and 3rd party sprout showers etc approx 1 to 1.5 L depending on what you choose.
If you go for exposed parts also for Grohe just double the budget

Tiles etc depending on your choice budget approx 70 to 120 rs per sq feet.
Granite slab for counter 100-150 sq feet

Labour tile fixing: 25 to 30 per sq feet
Granite cutting nosing fixing etc 30- 40 rs

Cement + sand as per size and requurement.

Plumber charges 15 to 20K per bathroom for simple bath with shower can come down to 10-12k

Demolition charges you need to negotiate.

Good place to buy
1. Pipes , joints etc : nearest hardware store buy Ashirvad CPVC since your requirement is less transport cost should be minimized.
2. Kohler/Toto/jaquar : shankara build pro or PC Sampath
3. Grohe : chhabaria bath studio or Maruthi ceramics
4. Tiles Kajaria at nearby dealer
5. Granite for counter nearby shop with minimal loading unloading and transport.

[srinihome]

Here is my list and going rates for premium stuff , Note approx 25- 28% discount on MRP is there on big brands of sanitary and bath fittings.
Overall for premium brands and very good fittings approx 2.5 L to 4L per bathroom (can go higher)
Entry level brands ( jaquar / perryware) : 1.5 L

Details

(A) bath fittings (grohe/kohler) : 50K to 2L depending on what all you choose
(B) Sanitory ware (kohler/ Toto) : 50 K to 1 L depending on choice
(C) Tiling : 60K ( assuming 9x5 size bathroom tiled to.8 feet)
(D) GRANITE counter sith fitting 2K approx
(E) cPVC pipes and PVC pipes (ashirvad/supreme), etc 10K
(F) plumbers charges 15K
(D) waterproofing before laying tiles 2K
(F) DEMOLITION; unknown

Pricing I got in market

1. Kohler rimless Wall hung WC 25K approx ( good one best can go higher to a lakh depending on models )
2 Kohler countertop washbasin 15K approx ( decent one they have quite expensive ones also)
3. Gerberit Concealed tank 6-10k or 40mm flush valve American Standard if you have 15feet water head (dont go for 32mm)
4. Steel frame 2K

Bath fittings approx 1 -2 L if you are adding rain showers keep on upping the budget.

3. Grohe 4 way thermostat diverter 20K
4 grohe plates/knobs ( big range but rounded was cheaper ) 20K
5. 4 outlet body jet jaquar/atria/kajaria = 12-20K. , grohe body jets 13.5 x4 = 50K
6. Big size shower (jaquar/Atria/Kajaria) = 15 to 30K

So if you are going for Grohe concealed parts and 3rd party sprout showers etc approx 1 to 1.5 L depending on what you choose.
If you go for exposed parts also for Grohe just double the budget

Tiles etc depending on your choice budget approx 70 to 120 rs per sq feet.
Granite slab for counter 100-150 sq feet

Labour tile fixing: 25 to 30 per sq feet
Granite cutting nosing fixing etc 30- 40 rs

Cement + sand as per size and requurement.

Plumber charges 15 to 20K per bathroom for simple bath with shower can come down to 10-12k

Demolition charges you need to negotiate.

Good place to buy
1. Pipes , joints etc : nearest hardware store buy Ashirvad CPVC since your requirement is less transport cost should be minimized.
2. Kohler/Toto/jaquar : shankara build pro or PC Sampath
3. Grohe : chhabaria bath studio or Maruthi ceramics
4. Tiles Kajaria at nearby dealer
5. Granite for counter nearby shop with minimal loading unloading and transport.

Thanks for sharing such a detailed explanation.

I saw another post of yours debating about the Flush Valve vs Concealed Cistern.
Did you happen to go with the flush valve and what was the reasoning behind it?
Also, did to have to use a pressure booster pump?

-Srini

[gautham]

Thanks a lot Visualizer. Very useful info.
A few queries
1. Does demolition involve a lot of effort here?. I thought it was simple since they just have to remove the old sanitaryware .
2. By tiles, do you mean wall tiles also or just the flooring?. I thought only flooring was needed.
3. How much time do you think to get this done?

[Visualizer]

@srinihome Yes I went for 40mm flush valve of American Standard I did some calculations and also saw the specifications 40mm flush valve needs water head of min 0.15 to max 3 bar meaning it can work with 16 feet water head (0.49 bar) where as min pressure for 32mm valve is 1 bar meaning needs 10m or 32.81 feet head.
Surprisingly all Jaquar dealers had on 32 mm in stock and said for 40mm they need to backorder from company. Perhaps this is why people say flush valve doesn't work. I had purchased earlier jaquar but returned them and dealer found 40mm in AS.
May be another 3-4 months down the line I can tell my practical experience with these valves.

@gautam you need to negotiate actually there may not be lot of effort but contractors make lot of money in un-negotited items for example In my contract I did include rates of everything but few items such as plaster repair for groove cuts and fixing of electrical boxes was not in the tender so now i am paying 100rs per box for filling in some cement around boxes and in running feet for groove repair.
2. I included all tiles walls and flooring as well in my opinion you need to get wall tiles done as well because for fittings premium stuff like thermostatic diverter valves
larger rain-showers or cascade shower or body jets you will need new pipes to be laid.

Half of premium look comes from larger size premium tiles so don't skimp on it.

3. Yes if you need larger showers and body jets you need pressure boosting pump.
So while renovating keep 3 water lines from roof
1. 2 inch line for flush
2. Pressurized cold water line
3. Pressurized insulated hotwater line from solar water heater / heat pump.

Single pressure pump can service both hot and cold lines. Ensure your solar heater is compatible to take pressure pump.

[gautham]

thanks a lot Visualizer

[Prez]

3. Yes if you need larger showers and body jets you need pressure boosting pump.
So while renovating keep 3 water lines from roof
1. 2 inch line for flush
2. Pressurized cold water line
3. Pressurized insulated hotwater line from solar water heater / heat pump.

Single pressure pump can service both hot and cold lines. Ensure your solar heater is compatible to take pressure pump.

@Visualizer

We're doing a bathroom renovation as well.

Had these questions:
1. If we are skipping body jets and just using a flush valve for wc, 2 way thermostatic diverter for tap and handheld shower and using an in-bathroom electric gyser for hotwater, can we use a single 2 inch line from overhead tank which 1 floor above (GF+1 Floor) as the water source for entire bathroom?

2. For flush valve, even if we use a 2 inch line from overhead tank, what is the bathroom and the tank are in opposite corners of the site? Will it work as it is or do we need pressure pump?

[Visualizer]

1. No a 2 inch dedicated line is needed for flush valve . Keeping same line for bath fittings will divert pressure say someone flushed and immediately opened washbasin tap the pressure of flush will go down and you may get poor results. If suppose for some reason you can't run dedicated line then go for cistern insted of FV as you need water to just fill up the cistern.

Also the water head ( height between FV location and bottom of water tank) should be around 15 feet. Use 40mm FV and don't use 32mm as height required for 32mm is 10m or 33 feet approx.
You can find 40mm valve in American Standard brand ( same company as Grohe) price is almost same as Jaquar however Jaquar only 32mm was stocked by all dealers and they say even company godown doesn't have 40mm.

2. Pressure pump should only be put for cold and hot lines of bathroom and using pump for flushing will be too expensive and wasteful be it for flush valve or for filling cistern.

CPVC pipes are lot cheaper then pumps so whatever savings you are doing by not putting line goes in increased capacity of pump.

Plumbers usually charge labour on per bathroom basis and by not putting one extra line you are just saving cost of few lengths of CPVC pipes and bends/collars.

3. The water head (height) is the deciding factor not the horizontal location. I think location of bathroom horizontally in a normal house in 40x60 should not be a problem because any energy loss due to friction in this much distance will not be determining factor.

When water is at higher location potential energy is stored and on flushing this creates pressure to wash away waste.

However as a general rule in plumbing try to minimize the bends in any pipe. With more bends and turns in pipe there is some loss of pressure and to compensate this the height of tank should be increased somewhat than minimum required. Use a shoe instead of 90 degree bend wherever possible.

4. If suppose you have some difficulty in getting enough water head for FV then go for concealed cistern instead. However keep a dedicated line for flush as operating pump for flushing is wasteful. Flush takes 6 liters and your pump capacity requirements and operational frequency will go up.

Concealed Cistern is good on all counts except maintenance in areas with hard water and poasibility of debris in water.

[Prez]

1. No a 2 inch dedicated line is needed for flush valve . Also the water head ( height between FV location and bottom of water tank) should be around 15 feet. Use 40mm FV and don't use 32mm as height required for 32mm is 10m or 33 feet approx.

2. Pressure pump should only be put for cold and hot lines of bathroom and using pump for flushing will be too expensive and wasteful. CPVC pipes are lot cheaper then pumps.

4. If suppose you have some difficulty in getting enough water head for FV then go for concealed cistern instead.

Thanks for replying Visualizer.

I'm trying to avoid using pressure pumps and use gravity instead

So from what I understand, we would need:

• 2 inch dedicated line from overhead tank to the 40mm flush valve. This will NOT be used for anything else.

• Another 1 inch or a 1.5 inch line that gets split to in-bathroom electric gyser and thermostatic diverter. The hot outlet from gyser is again connected to the thermostatic diverter.

Will the above work?

[Visualizer]

Yes it will work.. any reason you don't want to get provision of solar water heater ? In my e )opinion if suppose you are getting the lines laid a provision of solar heater or heatpump water heater will not heve too much incremental cost ( you can fit them later also of you have pipes in place) however savings in energy bills are quite good.