Priorities
1. Wiring Works, full makeover. (Planning to change to 3-phase current too or is it unnecessary?).
2. Piping and plumbing Works, full makeover if necessary.
3. Removal of an old solar water heater by previous owner.
4. Total makeover of three bathrooms
5. Installation of >1500L water tank and water heater. (Pump too if necessary)
6. Demolishing a "Partition Wall" extended front section of the house and new door.
7. Replacing badly damaged parquet floor on 2nd floor with tiles.
8. Replacing four segments of damaged windows.
9. Replacing damaged backdoor

Other wants
1. Adding a better water filter system.
2. Redo the existing tiles on the kitchen counter top spanning about 8 meters.
3. Replacing kitchen cabinet to something more durable, perhaps aluminum cabinets?
4. Replacing the 11' gate with a 15' auto gate (trackless or non trackless?)
5. Adding alarm system (smoke alarm too).
6. Replacing room door knobs
7. Hacking a 7' wide wall to add a walk-in wardrobe segment. 

Budget: ~RM100k

Good day all!

I have recently purchased my first house. A sub-sale, ~30 years old double storey terrace house in Klang Valley. 

We have also engaged with an interior designing firm to kick start the whole process. However, after spending some time in the forums, I have found out that this firm have quite the infamy on going for the past years. 

Taking matters into our own hands, me and my family have put quite some thought into how we should approach in renovating the house, below are some of agendas.
Based on the above thoughts, how much do you think it will cost for Priorities and Other wants?
Perhaps I missed out some important points and costing in my agendas above?
Is my budgeting too optimistic?

Please do share your thoughts with me.

PS. My first post in Lowyat Forums after being an anonymous browser for countless years. 

Good day all!

I have recently purchased my first house. A sub-sale, ~30 years old double storey terrace house in Klang Valley. 

We have also engaged with an interior designing firm to kick start the whole process. However, after spending some time in the forums, I have found out that this firm have quite the infamy on going for the past years. 

Taking matters into our own hands, me and my family have put quite some thought into how we should approach in renovating the house, below are some of agendas.
Based on the above thoughts, how much do you think it will cost for Priorities and Other wants?
Perhaps I missed out some important points and costing in my agendas above?
Is my budgeting too optimistic?

Please do share your thoughts with me.

PS. My first post in Lowyat Forums after being an anonymous browser for countless years. 

You need to be much more firm and clear on your requirements. Three phase wiring is of course good but do you need it? How's many air-conditioning units and total power you will have? Answer those and you can answer if you need 3 phase wiring. Getting approval will take some time too. 
What is the scope of bathroom/toilet makeover? Complete removal of old tiles? Changing all sanitary setup? This can be expensive and very expensive. Changing wiring and piping will be expensive too. But if you need to do that then you got no choice consider the age of the house. 

This vague scope no one can tell you if your budget is enough. Again you should talk to some potential contractors to firm up your scope. I just think that you may miss something else too.

CONSIDERATIONS WHY YOU NEED 3PH (OR NOT)
3 phase power if you're running a lot of AC (>4) and electric instant WH (easily 16A each) and heavy kitchen appliances (oven kettle ricecooker slowcooker) simultaneously, else if existing 1ph 63A should suffice.

This will need additional TNB deposit to upgrade, submit at TNB, then change meter to 3ph, and you will need DB box upgrades on main switch to 3P, main RCD to 3P+N, main MCCB for 3ph. Probably need a new DB box since 1ph box itself is rather small to fit all these additional module (they take up 7-10 slots, 7 if skip main switch, even before counting the single MCB breakers)

REGARDLESS OF 3PH OR NOT, REFRESH THE DB BOX FOR FIRE SAFETY AND LIFE PROTECTION
A complete DB refresh will be recommended since its already >30 years old meaning the (then prevailing standards) also changed since then for safety.
Also >30 years stuff is time to change as they lose spring tension etc.

Can post a pic for better commentary as (if it has not been refreshed) it could still be using very dangerous high limit RCDs like 300mA - which don't save lives, it only prevents house from burning down. By the time it trip in fault operation - it has killed a human 6 times over (50mA is all it takes).

Parts wise maybe around 600-700 bucks if all top tier stuff inside (ABB Hager Schneider).

WATER HEATER/WET FLOOR SAFETY
Probably also need to add in 10mA RCD/RCBO for electric water heater circuits (as 1990s didn't require 10mA RCD) - per current WH. 
ELCB is dino tech, only 10mA RCD will prevent this from happening. https://www.malaymail.com/news/malaysia/202...c-shock/1896447

Last month, i just moved in to exactly same land size, double storey house after renovation for about 6mths (delay here and there).
Scope of renovation is about the same with yours. I spent slightly more than RM150k on that and yet still bare unit with no cabinet for living room and rooms. Just kitchen with aluminium cabinets.

Priorities
1. Wiring Works, full makeover. (Planning to change to 3-phase current too or is it unnecessary?)
check the conditions of the wire first but full make over is actually costly. Additional points might save provided existing wires in good condition.
@Reply: Would really need to get some experts in for this I guess. I am already planned for what are the electronic appliance that I will use in each room and calculate for their respective amperage.

2. Piping and plumbing Works, full makeover if necessary.
better to perform full makeover since you are also changing the spare tank to a bigger 1. Use better pipe materials such as HDPE or PPR.
@Reply: I agree. Let me note down the piping materials.

3. Removal of an old solar water heater by previous owner.
if the condition is still ok, you may check whether can trade-in or not. Might save you abit
@Reply: The solar heater is currently rusted and sitting on the roof, but wouldn't hurt to try and see if the parts within can be sold for some extra cash! Sadly I did not took any pictures of this.

4. Total makeover of three bathrooms
i would suggest to demolish all 3 bathrooms and install with new water routes, tiles, waterproofing and new sanitary setup. Plan nicely to achieve best result.
@Reply: That is the plan. For now I'm planning for a minimalistic and budget approach, as this is in fact the first house my family purchased.

5. Installation of >1500L water tank and water heater. (Pump too if necessary)
check the location whether allow you to install a bigger tank or not. Remember to add a switch for pump on/off.
@Reply: I am not sure whether a water tank of this size can fit into the attic, otherwise I got to install in at the front porch and add a pump to it.

6. Demolishing a "Partition Wall" extended front section of the house and new door.
double check the developer drawing (if available) to avoid structure damage.
@Reply: I am contemplating whether I should demolish and flatten it out as per the image's yellow highlight, or follow the interior designer's idea or just extend both sides all the way out. I guess I will still have to look at my budget....


7. Replacing badly damaged parquet floor on 2nd floor with tiles.

8. Replacing four segments of damaged windows.
you may consider security windows if budget allows
@Reply: I have spoke to some sales person of Delux to have a look at their security doors. Though theirs seems like the super high end type and quite pricey to fit in my budget. Perhaps you have any other alternatives to suggest? That would be great!

9. Replacing damaged backdoor
you may consider security door if budget allows

Other wants
1. Adding a better water filter system.
water quality is very important. Get a good 1, or you may add during later stage.
@Reply: Totally agree

2. Redo the existing tiles on the kitchen counter top spanning about 8 meters.
get a good quality tiles, you can opt for 60mmx120mm
@Reply: Still exploring the options available for this, whether is it a quartz counter top or multiple tiles. At the end, still got to see my budget. 

3. Replacing kitchen cabinet to something more durable, perhaps aluminum cabinets?
aluminium is very much expensive, you may opt for wood for wall units
@Reply: This is the current state of the kitchen counter and cabinets. In the worst case scenario, I will just change the hinges and use them for the time being.   


4. Replacing the 11' gate with a 15' auto gate (trackless or non trackless?)
I assume you are looking for folding gate, definitely trackless. Consider 16' to 18' if allows. Folding arm need 1' clearance for each pillar.
@Reply: That is part of the plan for now, hopefully it is all within budget. What do you mean by 1' clearance for each pillar, mind clarifying?

5. Adding alarm system (smoke alarm too).
As this might involve wires laying, better to consult specialist during early stage.

6. Replacing room door knobs
can consider DIY, many tutorials

7. Hacking a 7' wide wall to add a walk-in wardrobe segment.  whistling.gif
Additional suggestions:
1) Hood / Hob
2) Kitchen sink and faucet
3) Fans, lightings, switches
4) Plaster ceiling (if any)
5) Painting (outdoor, indoor, grills, maybe roof)
6) doors for bathroom
7) curtain or blind

If can provide layout and size better for advise. My Reno almost done for a single storey which is also 30years at klang valley

Just saw ur size same as mine.

Woah the replies sure came in fast.
I think @ceo684 answered my question on the 3 phase wiring, I don't see myself running that many appliance at the same time. Though I never expected WH to be running at ~16amps. 
The makeover for bathroom would include the replacement of tiles and sanitary setup, as well as refurbishing/replacing the piping if necessary.
And yes... I think I might be still missing some things here. Thanks for your feedback! 
Thanks for the advise on 3ph. I guess I won't be needing it after all. I don't see myself using that many water heaters and ACs simultaneously. 
Definitely will need to replace the whole DB and the components within. The current ELCB is rated for 100mA. Gotta add in more MCCB and get a 10mA for the water heater as per your suggestion. Here is a pic of the current DB.

I have been considering for the major rewiring mainly because I noticed some of the sockets within the house is not connected to earth. 

And... 1V of voltage leakage, not sure if this is something to be concerned of 

Good sharing on the water heater electrocution. Definitely get that 10mA MCCB. 
I have also been watching the Youtube videos of MAH Bayu Enginering and learning on these stuff so that I make sure I don't cut corners when it comes to these. Anyone tried their works?
Thank you for your insights!

Woah the replies sure came in fast.
I think @ceo684 answered my question on the 3 phase wiring, I don't see myself running that many appliance at the same time. Though I never expected WH to be running at ~16amps. 
The makeover for bathroom would include the replacement of tiles and sanitary setup, as well as refurbishing/replacing the piping if necessary.
And yes... I think I might be still missing some things here. Thanks for your feedback! 
Thanks for the advise on 3ph. I guess I won't be needing it after all. I don't see myself using that many water heaters and ACs simultaneously. 
Definitely will need to replace the whole DB and the components within. The current ELCB is rated for 100mA. Gotta add in more MCCB and get a 10mA for the water heater as per your suggestion. Here is a pic of the current DB.

I have been considering for the major rewiring mainly because I noticed some of the sockets within the house is not connected to earth. 

And... 1V of voltage leakage, not sure if this is something to be concerned of 

Good sharing on the water heater electrocution. Definitely get that 10mA MCCB. 
I have also been watching the Youtube videos of MAH Bayu Enginering and learning on these stuff so that I make sure I don't cut corners when it comes to these. Anyone tried their works?
Thank you for your insights!
I see, I am kind of expecting it to reach 150k as well. Thus, why I'm trying to get my priorities straight so that I get the important ones done first.
I believe there is definitely a need for major wire works and piping works after seeing the condition of the house, just not sure how much would it eat into my budget as of now. And definitely some very good suggestions and ideas that I might have missed out.
Thank you for your sharing and suggestions!
Here is a layout by one of the ID I consulted for reference.