Ballpark figure for this work...

[jdw1234]

Good afternoon chaps,

I have a feeling this is a "how long is a pieced of string" question...

I would like a ballpark figure for some work to be done...finger in the air kind fo stuff before I view a place.

Please see the following link...

http://www.johndwood.co.uk/property/floorplans/id/...

This is a before and after floorplan showing potential development work that has existing planning in place.

Here is a pic of the rest of the house...

http://www.johndwood.co.uk/property/view/id/8167

Would anyone have sufficient experience to know how much this work might cost? Basically it is a roof extention onto the existing flat roof and extending the sider return over the two floors.

The intention would be for this to be a house to live in. I.e. not a quick flip Sarah Beeny type investment nonsense.

I really appreciate any help as I am sure there is not a quick and easy answer.

Cheers guys and gals.

Edited by jdw1234 on Tuesday 23 February 14:09

[Busamav]

With 3 bathrooms and kitchen to fit.

I wouldnt expect to see any change from 120k + vat , you may also get involved in a substantial amount of underpinning to the existing walls and a fair few k for party wall surveyors and other fees.

[jdw1234]

Busamav,

Many thanks for having a look at that . Really appreciate your input.

Probably about 60-70% of the houses on the road have been extended in a similar way, but I guess that gives no indication as to underpinning work required.

[Busamav]

jdw1234 said:

Busamav,

Many thanks for having a look at that . Really appreciate your input.

Probably about 60-70% of the houses on the road have been extended in a similar way, but I guess that gives no indication as to underpinning work required.

If some have already been done , phone the local authority building inspector and have a chat with him.

I am sure you will find them helpfull , they will remember if they needed underpinning.

Looking at the plan again I think you need to add the kitchen cost to the 120k.

All finger in the air stuff ,so dont shoot me when somebody comes along and says 200

[robsartain]

How about knocking on one of the neighbours doors and asking them about there extension. Any problems they had, cost, etc... Also what year they did it as the cost of materials has gone up !!

[jdw1234]

No problems matey and thanks again.

It really helps as all the houses on the street are the same design.

I can see which have been extended and what they ahve all sold for.

Therefore, I can now figure out what is a realistic offer for this "undeveloped" one.

Top man!

[jdw1234]

robsartain said:

How about knocking on one of the neighbours doors and asking them about there extension. Any problems they had, cost, etc... Also what year they did it as the cost of materials has gone up !!

I certainly will be doing that.

Many thanks.

[s4avant]

Just had a quick look at your plans and would estimate that approx.£130,000 plus Professional fees and VAT might be involved.
If the building is "listed", you might get away with VAT on the construction cost but would still have to pay VAT on the Professional fees.
You could be looking at somewhere in the region of £170,000 if VAT applies to the full amount.
You will also need to leave an allowance for any new loose fittings and furniture.

[jdw1234]

s4avant said:

Just had a quick look at your plans and would estimate that approx.£130,000 plus Professional fees and VAT might be involved.
If the building is "listed", you might get away with VAT on the construction cost but would still have to pay VAT on the Professional fees.
You could be looking at somewhere in the region of £170,000 if VAT applies to the full amount.
You will also need to leave an allowance for any new loose fittings and furniture.

Great to have another opinion.

Many thanks for taking the time to have a look, I really appreciate it!

[Solitude]

A builder i do a bit for, does these all day every day in the W4/W12 and holland park (W?) areas,(in conjunction with an architect). He's a nice guy and i'm sure if you e-mail him he wouls give you a fairly educated "ball park".
Metropolitan construction.....Bob Dixon.
Or alternatively, get the jam rolls in, and watch it disintegrate before you very eyes over the coming months/years.

[fulham911club]

Not wishing to state the obvious but you do know that Novello St backs right onto the tube line..?

I also know a builder who has done a bunch of work for me and is about to do some more and I can almost guarantee will be cheaper than other quotes. PM me for his details

[Solitude]

careful about going cheaper just cos....generally the only way to "guarantee it", is inferior labour or inferior materials. (like everything in life) someone ALWAYS knows someone "cheaper";)

[jdw1234]

Cheers chaps. I shall send you both p-emails now.

Yes, I am aware of the tube line so will be looking for significant per sqm discount compared to neighbouring roads.

Many thanks chaps.

JDW

[fulham911club]

Solitude said:

careful about going cheaper just cos....generally the only way to "guarantee it", is inferior labour or inferior materials. (like everything in life) someone ALWAYS knows someone "cheaper";)

The big difference here is that I have used him and am using him again. Don't be so cynical.

[Solitude]

yeah you're right, but i cant help but be cynical about a sales pitch that goes "i guarantee he'll be the cheapest". Its not how me or anyone i know goes about business.....and i'm generally nervous of such boasts. (alarm bells). Perhaps you should praise his craftmanship, or communication skills, or qualifications first. but as long as your happy mate thats all that really matters.
N.B.
My favorite one is "we do it nice, cos we do it twice"

Original threader....good luck

[fulham911club]

Solitude said:

yeah you're right, but i cant help but be cynical about a sales pitch that goes "i guarantee he'll be the cheapest". Its not how me or anyone i know goes about business.....and i'm generally nervous of such boasts. (alarm bells). Perhaps you should praise his craftmanship, or communication skills, or qualifications first. but as long as your happy mate thats all that really matters.
N.B.
My favorite one is "we do it nice, cos we do it twice"

Errrm I did say "I also know a builder who has done a bunch of work for me and is about to do some more"

Did you miss that bit?

[Solitude]

Yeah, sorry, i did..... it was camouflaged by the cheapest "tout"

[HHone]

Hi,

Just seen this, I would expect about £150k. Do this type of work all the time.

Best,
Daniel

[jdw1234]

HHone said:

Hi,

Just seen this, I would expect about £150k. Do this type of work all the time.

Best,
Daniel

Much appreciated Daniel.

Inerestingly, the house a few doors down is just having the work done as well and so I am going to go through the plans and costs with the builders and see the project when it is done.

Result!

[HHone]

jdw1234 said:

HHone said:

Hi,

Just seen this, I would expect about £150k. Do this type of work all the time.

Best,
Daniel

Much appreciated Daniel.

Inerestingly, the house a few doors down is just having the work done as well and so I am going to go through the plans and costs with the builders and see the project when it is done.

Result!

I run a main contractor and project management company aswell as an interior design company so do a lot of work round the Chelsea/ Fulham area. Have a few projects down Cheyne Row and the like.

I'd be honoured to meet with you and pitch for the work if you haven't already appointed a builder?
We act as a one stop shop so oversee all design element for bathrooms and kitchen.

We're very competatively priced.

Will pm my e-mail if you are interested.

Best,
D