Extension to add value?
Discussion
I live in a two bed thatched cottage on half acre, lounge, dining room, kitchen, small entrance hall, downstairs bathroom. We are mulling over selling up but am pondering adding value by building a 12' x 12' extension onto the side of the cottage. This would provide a nice study off the existing lounge and a third bedroom upstairs with an ensuite shower room. The study would provide access into the third bedroom by its own staircase.
I am thinking a budget of 1000 pounds a sq metre build cost as our Son knows lots of building mates willing and able.
My question is this : will the extension add any significant increase in the property value from its existing two bed status? 5%/10% or more?
I am thinking a budget of 1000 pounds a sq metre build cost as our Son knows lots of building mates willing and able.
My question is this : will the extension add any significant increase in the property value from its existing two bed status? 5%/10% or more?
Can we presume your cottage is grade 2 listed OP ?
If so i imagine that you may know allready the permission limitations. Give us a bit more info please.
I too had a two bedroom thatch with white render in essex some years ago and had a nightmare planning battle.
I ended up with a single storey link to a double storey 2 bed room extention and had to red clay tile it,that and a lead flat roof link looked bloody awfull but gave us the accomadation to bring up a family.
A few years later i built stables and garageing and they made me slate tile the roof with black feather boarding. The mental was strong in the listed planning lady !
If so i imagine that you may know allready the permission limitations. Give us a bit more info please.
I too had a two bedroom thatch with white render in essex some years ago and had a nightmare planning battle.
I ended up with a single storey link to a double storey 2 bed room extention and had to red clay tile it,that and a lead flat roof link looked bloody awfull but gave us the accomadation to bring up a family.
A few years later i built stables and garageing and they made me slate tile the roof with black feather boarding. The mental was strong in the listed planning lady !
RC1 said:
i think received wisdom is that an extra bedroom or a loft conversion are the only areas where you can recover your investment and get some additional upside?
i would say more limiting factors are whether your idea would price your house in line or out of line with the road or area
Countryside property in a hamlet. Next door one side is a home 600k old farmhouse with 4 acres or so other side next door just sold 250k which is semi detached cottage small garden. I guesstimate our current value at around 240.260k. I think the immediate location will easily support a rise in value if I did extend home.i would say more limiting factors are whether your idea would price your house in line or out of line with the road or area
Thank you to all respondents for valued info' and opinion. Surprisingly our cottage is not listed, although it is certainly old being timber framed. I intend to keep quite about the non listing status.
It used to be two homes in years past, one up one down toilet outside. Decades back it was made into a single cottage and then in the 1940's had a single story extension built onto the rear of the property forming the kitchen and bathroom. This is a flat roof extension but to build on top of that would be complex and costly owing to the thatched roof and doubt over foundation depth.
I wish to retain the small quaint character of the cottage therefore, as a poster mentioned, I will not over extend. Most likely use a slate tile roof but same timber window size and design.
Edited by crankedup on Thursday 10th January 19:24
magooagain said:
Can we presume your cottage is grade 2 listed OP ?
If so i imagine that you may know allready the permission limitations. Give us a bit more info please.
I too had a two bedroom thatch with white render in essex some years ago and had a nightmare planning battle.
I ended up with a single storey link to a double storey 2 bed room extention and had to red clay tile it,that and a lead flat roof link looked bloody awfull but gave us the accomadation to bring up a family.
A few years later i built stables and garageing and they made me slate tile the roof with black feather boarding. The mental was strong in the listed planning lady !
Purely out of my curiosity, was the home you talk of around the Southend on sea or Bradwell on sea areas? When you mention the black feather-boarding wall covering it is those areas which strongly featured that style and material type.If so i imagine that you may know allready the permission limitations. Give us a bit more info please.
I too had a two bedroom thatch with white render in essex some years ago and had a nightmare planning battle.
I ended up with a single storey link to a double storey 2 bed room extention and had to red clay tile it,that and a lead flat roof link looked bloody awfull but gave us the accomadation to bring up a family.
A few years later i built stables and garageing and they made me slate tile the roof with black feather boarding. The mental was strong in the listed planning lady !
TA14 said:
As RC1 plus it sounds like although you've got a good plot size you're going to make two pokey rooms: downstairs one loses the area of the staircase and the upstairs one loses the en-suite area - won't the upstairs layout look odd to most? At the least make the rooms 12 x 18.
Appreciate the input, our existing bedrooms are small vaulted ceiling. What is expected in an old cottage, a trade off between small and individual (on a budget).crankedup said:
magooagain said:
Can we presume your cottage is grade 2 listed OP ?
If so i imagine that you may know allready the permission limitations. Give us a bit more info please.
I too had a two bedroom thatch with white render in essex some years ago and had a nightmare planning battle.
I ended up with a single storey link to a double storey 2 bed room extention and had to red clay tile it,that and a lead flat roof link looked bloody awfull but gave us the accomadation to bring up a family.
A few years later i built stables and garageing and they made me slate tile the roof with black feather boarding. The mental was strong in the listed planning lady !
Purely out of my curiosity, was the home you talk of around the Southend on sea or Bradwell on sea areas? When you mention the black feather-boarding wall covering it is those areas which strongly featured that style and material type.If so i imagine that you may know allready the permission limitations. Give us a bit more info please.
I too had a two bedroom thatch with white render in essex some years ago and had a nightmare planning battle.
I ended up with a single storey link to a double storey 2 bed room extention and had to red clay tile it,that and a lead flat roof link looked bloody awfull but gave us the accomadation to bring up a family.
A few years later i built stables and garageing and they made me slate tile the roof with black feather boarding. The mental was strong in the listed planning lady !
For budget purposes I would not suggest going below £2,000 / m2
CAVEAT:
That's on the basis of having no information on things like construction, restrictions etc etc, just on the basis of experience. That assumes mates rates as well. It's impossible to analyse that rate elementally and to get to anything like those costs, it's just the way it is.
If you do it for less, happy days. Just hate people finding themselves in the soft and sticky.
CAVEAT:
That's on the basis of having no information on things like construction, restrictions etc etc, just on the basis of experience. That assumes mates rates as well. It's impossible to analyse that rate elementally and to get to anything like those costs, it's just the way it is.
If you do it for less, happy days. Just hate people finding themselves in the soft and sticky.
herbialfa said:
Don't think for a minute that paying for a say £20K extension will add £20K to the value of your house.
It just doesn't work that way!
Why would you think not? It just doesn't work that way!
When we extended our house we got it valued before and after. it was valued 60k higher, with the 40k extension added (went from 240k to 300k) similar sized houses on our road do sell for that sort of price.
The extension not only gave us much more space, but gave us a large livingroom facing the back garden instead of a small livingroom overlooking the drive and the road. Its made a massive difference to the feel of the house.
And that's a terrific result. A well thought out and appropriate extension or other alteration will generally, within limits, add value.
The point that was being made is that there is no direct correlation between the cost of the extension and an increase in value.
In your case you altered hour house and it added value. Were you to have spent £30k or £80k on that work the increase in value would still be the same, subject to everything else being equal. Value is not the same as cost.
The point that was being made is that there is no direct correlation between the cost of the extension and an increase in value.
In your case you altered hour house and it added value. Were you to have spent £30k or £80k on that work the increase in value would still be the same, subject to everything else being equal. Value is not the same as cost.
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