Cost to build 2 bedroom house ?
Discussion
All depends on fit and finish, and little details like foundations, heating, sewerage - each of which can add a lot to the final price. Most self build guides work on about £1000 per square metre - but you can get usefully lower if you build to a basic, bog-standard spec and do as much work as possible yourself. On the other hand, if you want nice doors, decent windows and high quality bathrooms and kitchen, the money adds up.
So, given the size you've quoted, you'd be looking at around £65K for an average spec self-build.
There's no minimal size for rooms - except that you must meet building regs which specify things like corridor widths and so on for safety and disabled access. Regardless, it's a bad idea to build lots of tiny rooms as you'll mess up the resale value. Consider things like room in roof (ie. 2 and half floors), or even basement if you need space internally but only have a small plot to build on.
So, given the size you've quoted, you'd be looking at around £65K for an average spec self-build.
There's no minimal size for rooms - except that you must meet building regs which specify things like corridor widths and so on for safety and disabled access. Regardless, it's a bad idea to build lots of tiny rooms as you'll mess up the resale value. Consider things like room in roof (ie. 2 and half floors), or even basement if you need space internally but only have a small plot to build on.
Tuna said:
There's no minimal size for rooms - except that you must meet building regs which specify things like corridor widths and so on for safety and disabled access. Regardless, it's a bad idea to build lots of tiny rooms as you'll mess up the resale value. Consider things like room in roof (ie. 2 and half floors), or even basement if you need space internally but only have a small plot to build on.
As Tuna says, there are no statutory minimum sizes for rooms (except corridor widths and, effectively, entrance level toilets, but there are practical design mimimums... no point in designing a bedroom that you can't get a bed and adequate wardrobe space into, or a bathroom that won't fit a bath. 
After half a lifetime designing minimum-size shoe boxes for developers intent on cramming the maximum number of plots onto a site, I can tell you that you wouldn't want to design a 2-bed, 2-storey house at less than 700 sq. ft. (65 sq. m) gross internal area if you actually want to be able to live in it (and less still if you want to sell it to someone else!). And obviously the more floors you have, the more space is absorbed by circulation space, so if you're considering 2 and a half storeys as suggested by Tuna, you need to increase the gross internal area to compensate.
Edited by Sam_68 on Wednesday 24th March 20:21
We've just built (well nearly finished!) a "grandpa annexe" of almost exactly the same size on the side of our house. Prices are not relevant as we've self built.
We're 7m deep by around 4m wide and the width, gives us just enough room to get a 1650cm kitchen run across and a doorway and a staircase. It's been tricky to get it all in to say the least and ours only has one bedroom so no additional space needed upstairs other than a platform landing. We have an added problem that we're building 2 stories onto the side of a bungalow which we can just about manage because of the difference in land levels.
We're in Dorset so some way from you but if you want to come and have a look then feel free!
I'll try and load up some photo's but it'll be a couple of weeks...(although if you're on facebook drop me a pm and I'll point you in OH's direction as he has loads of photo's of the build on his facebook profile0
We're 7m deep by around 4m wide and the width, gives us just enough room to get a 1650cm kitchen run across and a doorway and a staircase. It's been tricky to get it all in to say the least and ours only has one bedroom so no additional space needed upstairs other than a platform landing. We have an added problem that we're building 2 stories onto the side of a bungalow which we can just about manage because of the difference in land levels.
We're in Dorset so some way from you but if you want to come and have a look then feel free!
I'll try and load up some photo's but it'll be a couple of weeks...(although if you're on facebook drop me a pm and I'll point you in OH's direction as he has loads of photo's of the build on his facebook profile0
monthefish said:
Piglet said:
We've just built (well nearly finished!) a "grandpa annexe" of almost exactly the same size on the side of our house. Prices are not relevant as we've self built.
Out of interest, how 'self build' was it? Very! Although my imput has been limited to choosing the kitchen and the bathroom and paying some of the bills! My husband is currently fitting stair spindles as I type!
In the early stages we had a local builder who oversaw the footings etc. to make sure that we got the levels correct etc. as it was pretty marginal whether we could fit in two stories (onto the side of an existing bungalow!). He also liaised and advised on building regs etc.
Footings were dug by man with a digger and H did shuttering etc.
Concrete poured and builder laid the majority of the blockwork with H labouring, mixing mortar and my Dad being dispatched to the builders merchant to fetch supplies!
Builder & H did the wood frame and roof trusses, staircase etc.
Hubby did most of the roof tiling with input from builder as necessary.
Builder did rendering with hubby labouring
H did all internal insulation etc., laid the boards for the floors, battening, plasterboard and all that stuff
Hubby has done most of the rest since then, all the pipework, central heating (all on a separate timer/thermostat system).
He's doing the hand rails, spindles etc. this week.
Wetroom has plumbing etc. in it and the Impey Aquadec is finished with the remainder of the floor brought up to level ready for builder to come and supervise the final bits and to do the tiling (H is worried about cocking it up! we need flat access as Dad's mobility problems are increasing).
Electrics are a work in progress between Dad and H, Dad was an electrician so they are putting all the wiring, lighting etc., in and we've got a chap lined up to come and check it all, sign it off etc.
It's been a long drag, they broke ground around last July and we're not finished yet but it's not been an entirely full time project and it was always going to be a slow job for various reasons.
We reckon we've spent under £40k building the extension (including wetroom, kitchen/appliances etc. AND building the block built shed in the garden that is 20ft by 18ft with a posh roof to avoid condensation!
All in all the plan is that it gives us a home that we can live in whilst being next to Dad to give him the support he needs to remain independent.
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