Loft conversion costs
Discussion
Got a large 1950s semi detached which had a detached single garage to the side of the house.
A number of houses in the street clearly have a basic loft conversion - staircase is easy and just turns on itself. Two have extended the roof up to the gable of the house so they now roof wise look like a terrace and them there is one which has totally extended to the boundry ie demolished garage 2story and the roof extended over it so clearly I'd guess in the biggest version a gain of 3 huge rooms an extra bathroom and possibly ensuite.
So guess you know where this is going... Ball park how much would each option cost and I mean kitted out electrics bathrooms etc/ fully decorated and not a job for micky who is claiming dole but doing a bit of cash in hand work.
A number of houses in the street clearly have a basic loft conversion - staircase is easy and just turns on itself. Two have extended the roof up to the gable of the house so they now roof wise look like a terrace and them there is one which has totally extended to the boundry ie demolished garage 2story and the roof extended over it so clearly I'd guess in the biggest version a gain of 3 huge rooms an extra bathroom and possibly ensuite.
So guess you know where this is going... Ball park how much would each option cost and I mean kitted out electrics bathrooms etc/ fully decorated and not a job for micky who is claiming dole but doing a bit of cash in hand work.
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
jdw1234 said:
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
That's just what I gleaned from asking on here. It seems reasonable enough to me. Bear in mind thats a finished price, includes all services, fixtures and fittings (i.e. bathrooms/kitchens).
We are working at £1000/sqm for our new place - just had offer accepted and looking to extend up 2 floors, integral garage, new kitchen new family bathroom and ensuite. I'll update when I've actually moved in and got the builders round to suck their teeth at it
Edited by dave_s13 on Thursday 25th February 11:19
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
.
When I see a job tendered , working back the price to the m2 rate it is normally about £1500 +, finished..
£1000 / m2 is building shell costs.
Talking m2 rates is still very dangerous as it doesnt take into account vaulted ceilings , Bifold door systems , structural openings or services
dave_s13 said:
jdw1234 said:
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
That's just what I gleaned from asking on here. It seems reasonable enough to me. Bear in mind thats a finished price, includes all services, fixtures and fittings (i.e. bathrooms/kitchens).
We are working at £1000/sqm for our new place - just had offer accepted and looking to extend up 2 floors, integral garage, new kitchen new family bathroom and ensuite. I'll update when I've actually moved in and got the builders round to suck their teeth at it
Edited by dave_s13 on Thursday 25th February 11:19
I will get my coat...taxi for one please!!!
Are you just trying to find the money at the moment? £30k should get you a habitable conversion. If you can't afford £30k then save some more.
If you can afford £30k then start to think about what you specifically want. Sorting out the Planning and Building Control before starting work should avoid the builder cutting corners.
Realistically, a loft conversion can be done for a lot less than £30k but you need the job done right not just done.
If you can afford £30k then start to think about what you specifically want. Sorting out the Planning and Building Control before starting work should avoid the builder cutting corners.
Realistically, a loft conversion can be done for a lot less than £30k but you need the job done right not just done.
jdw1234 said:
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
£1000 per sqm.. I have just had the cost for my conversion in and its no where near your estimates.
My conversion is for 2 bedrooms of approx 3.5 x 4.5/5m each. so around 70sqm you rate would give a cost of between £70k and £105k.
Needless to say that i am maning this my self.
Materials are £7700. Labour of £9000 and Professionsl Fees of £1600 a grand total of £18,300 (Arcitect/Planning/Building regs. This includes all electric/plumbing.
stevieb said:
jdw1234 said:
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
£1000 per sqm.. I have just had the cost for my conversion in and its no where near your estimates.
My conversion is for 2 bedrooms of approx 3.5 x 4.5/5m each. so around 70sqm you rate would give a cost of between £70k and £105k.
Needless to say that i am maning this my self.
Materials are £7700. Labour of £9000 and Professionsl Fees of £1600 a grand total of £18,300 (Arcitect/Planning/Building regs. This includes all electric/plumbing.
stevieb said:
jdw1234 said:
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
£1000 per sqm.. I have just had the cost for my conversion in and its no where near your estimates.
My conversion is for 2 bedrooms of approx 3.5 x 4.5/5m each. so around 70sqm you rate would give a cost of between £70k and £105k.
Needless to say that i am maning this my self.
Materials are £7700. Labour of £9000 and Professionsl Fees of £1600 a grand total of £18,300 (Arcitect/Planning/Building regs. This includes all electric/plumbing.
3.5m x 5m (x 2 bedrooms) = 35m sq
Where are you getting 70m sq from?
Stevie, this is purely what I've been told on here and other searching round the net.
In all honesty I know feck all about it.
We are in the process of moving house and we are planning on extending the new one (to us) as follows:-
Extend out sideways
Integral garage
Bedroom and new bathroom over
Extend out the back a bit (same width as garage)
New Kitchen and downstsirs bog
The total floor space will be about 45sqm.
Nothing has been finalised or looked at properly yet but we are budgeting circa £40k. I have the luxury of an old man that's a QS/Project manager with time on his hands and I plan on doing bathroom/kitchen install myself, with help to do finishing touches (anything joinery related).
Fortunately we have equity in our existing house to use for the job.
Edited by dave_s13 on Friday 26th February 12:14
stevieb said:
Sorry this was for the 2 bedrooms/hallway/stairs.. Plus alterations to 1st floor landing..
Im in a thinky mode today
Well that's very encouraging. I might have some change then.Im in a thinky mode today
Edited by stevieb on Friday 26th February 13:17
I'm going to work very hard to make it as cheap as possible so we can sink any remaining equity back in to
dirty boy said:
stevieb said:
jdw1234 said:
dave_s13 said:
I've recently found out extension work, very roughly, costs between £1000-1500 per sq m floor space, dependant on quality of finish and location. I'm in Leeds btw.
That means you will have to get your tape measure out, and possibly a calculator.
Really??That means you will have to get your tape measure out, and possibly a calculator.
I am amazed by that figure.
That is Kensington/Chelsea sort of prices.
£1000 per sqm.. I have just had the cost for my conversion in and its no where near your estimates.
My conversion is for 2 bedrooms of approx 3.5 x 4.5/5m each. so around 70sqm you rate would give a cost of between £70k and £105k.
Needless to say that i am maning this my self.
Materials are £7700. Labour of £9000 and Professionsl Fees of £1600 a grand total of £18,300 (Arcitect/Planning/Building regs. This includes all electric/plumbing.
I've heard of new build costs being about £100 per square foot (and I believe SPONS gives such prices). Regarding the comments above about vauleted ceilings - this would be a basic cost to a decent standard. Unusual architectural features and higher/lower quality of finish would adjust that figure.
I'd say £1,500 per square metre is a bit on the high side, but not too much.
We're just reaching the final stages of work which will add roughly 45-50m2 for roughly £65k through the addition of a loft conversion and a single floor extension, but that includes a completely new fitted kitchen, significant structural alterations to knock the existing kitchen and dining room together, fitting a new downstairs loo and decking, so taking that into account, I'd say £1,300 per m2 is probably closer to a realistic finished cost for the extension work.
We're just reaching the final stages of work which will add roughly 45-50m2 for roughly £65k through the addition of a loft conversion and a single floor extension, but that includes a completely new fitted kitchen, significant structural alterations to knock the existing kitchen and dining room together, fitting a new downstairs loo and decking, so taking that into account, I'd say £1,300 per m2 is probably closer to a realistic finished cost for the extension work.
I am looking at builders to build me a shell loft dormer and some other internal work. The work in general consists of 9 steel beams (i'm knocking out a lot of walls (myself after)), dormer shell (making it weather tight... no interals (no plasterboard, electrics or insulation... doing myself)), floor joists (no floorboards or insulation... doing myself) and stairs. Im getting quotes: £16k, £18k and £26k
My question is how does that seem in comparison to what you all (SuPaSpArK, stevieb and dirty boy in particular) are paying for what you are getting?
My property is in North London... so that may be a factor!
Also SuPaSpArk... who is your builder? He looks incredibly cheap
My question is how does that seem in comparison to what you all (SuPaSpArK, stevieb and dirty boy in particular) are paying for what you are getting?
My property is in North London... so that may be a factor!
Also SuPaSpArk... who is your builder? He looks incredibly cheap
Edited by NLondoner on Thursday 6th May 14:07
I'm having my extension done by whoever I can get to do it.
Mum's next door neighbour did the groundworks (retired - £50 per day) I did some prepwork, digging.
Husband of a friend doing the blockwork (£80 per day) me labouring for him.
Phoning everyone I can to get the lowest price possible.
Making sure all materials are on site ready makes it easier for someone to just come along and get stuck in, makes it easier for them as there's less hassle.
I'm now about to incur the biggest single cost, being the independent scaffolding at £850.
£400 on 1st, then he'll do the second and third raises, and the remaining £450 when he takes it down, I can have as long as I like though, so that's a bonus.
If you can manage it yourself, beg borrow and steal, you'll save thousands, quite literally.
Mum's next door neighbour did the groundworks (retired - £50 per day) I did some prepwork, digging.
Husband of a friend doing the blockwork (£80 per day) me labouring for him.
Phoning everyone I can to get the lowest price possible.
Making sure all materials are on site ready makes it easier for someone to just come along and get stuck in, makes it easier for them as there's less hassle.
I'm now about to incur the biggest single cost, being the independent scaffolding at £850.
£400 on 1st, then he'll do the second and third raises, and the remaining £450 when he takes it down, I can have as long as I like though, so that's a bonus.
If you can manage it yourself, beg borrow and steal, you'll save thousands, quite literally.
I'm doing a loft conversion on my home at the moment. (Norfolk)
No Dormers just Velux windows. 2 Bedrooms & a sort of Utility for the missus.
He works on £120 a day from 8am till 4.30pm or when I'm totally fecked helping him!!!!!
Fitted both Velux (escape) windows in a day.
Today we put in the structural trimmers both sides including all the M12 bolts etc and fitted 8 new floor joists with new floor boards on top!
3.5m x 4.5m....... Not bad for £120 eh?
Downside to all this is he has other clients to keep happy and therefore won't see him now for well over a week!
No Dormers just Velux windows. 2 Bedrooms & a sort of Utility for the missus.
He works on £120 a day from 8am till 4.30pm or when I'm totally fecked helping him!!!!!
Fitted both Velux (escape) windows in a day.
Today we put in the structural trimmers both sides including all the M12 bolts etc and fitted 8 new floor joists with new floor boards on top!
3.5m x 4.5m....... Not bad for £120 eh?
Downside to all this is he has other clients to keep happy and therefore won't see him now for well over a week!
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