fag packet cost of small barn conversion

[ACEparts_com]

Just a quickie - my brother is looking at a derelict oak barn that has permission to turn in to a 3 bed residence. It's about 0.5 - 1km from any services on the main road.
Question is:

approx cost to convert?
approx cost to make driveway?
approx cost to connect services; phone, elec, gas, water etc?

Is he crazy?!

[V8mate]

What's the (realistic) predicted sales price of the completed house?


ETA: If he doesn't know the answer to the questions you posed, then the answer to your last question is almot certainly 'yes'.

Edited by V8mate on Wednesday 31st December 21:12

[ACEparts_com]

not entirely sure - cost price is 200-250K with 9 acres depending on which way wind is blowing. I've seen similar places up for around £500-£650K although probably not with as much land. Is not going to sell it but wondered if it would be cheaper to buy an already done one?

[Hobo]

£150/sqft for a decent spec (could be done for £100/sqft although low spec).

Services are always a guess. But I'd allow £25k for each (but again thats a complete guess based on the fact that we normally allow 10k each on 'normal' developments). You could obviously just send out to stats for physical quotes.

Edited by Hobo on Wednesday 31st December 21:27

[Hobo]

£30k for driveway, based on 500m (by 3m wide). Tarmac, not including any lighting.

Again, on top side.

[mrmaggit]

ACEparts_com said:

Just a quickie - my brother is looking at a derelict oak barn that has permission to turn in to a 3 bed residence. It's about 0.5 - 1km from any services on the main road.
Question is:

approx cost to convert?
approx cost to make driveway?
approx cost to connect services; phone, elec, gas, water etc?

Is he crazy?!

Answer is how big a hole have you got to shovel money into?

Nothing costs more (especially if you don't know what you're looking at) than a barn conversion. New build a design to match is far cheaper. You can find all sorts of problems with barns that you never even dreamt about. Plus you're working to an existing shell, so getting stuff to fit is expensive.

The driveway will cost you about £50 per square metre, if there's nothing there at the moment, dependant on use design.

Ask the utilities for quotes.

If the barn is in the middle of a field, derelict, after all this time, yes, there is a good reason why nobody else has bought it to do up. See above.

Happy New Year.

[V8mate]

Hobo said:

Never done a conversion, but I'd expect one of this type to cost more than building from new.

If I were guessing I'd say approx. £200/sqft.

I'd say more; would have to be a high quality finish on a project like that.

It's the fixed costs associated with the 'missing' infrastructure which will be crucial too.

Electricity could easily hit £50k given the distance, gas would be a 'no chance'; water and sewerage, I dread to think. May have to go for mains water in and then on-site sewerage.

Is the planning permission only outline?

I'd speculate that the landowner may be looking for a mug. Have you checked for other conditions/restrictions; either likely to flow from the Planning authority or already associated with the land?

[TomE]

Hobo said:

You could obviously just send out to stats for physical quotes.

Edited by Hobo on Wednesday 31st December 21:27

It costs you to get C3 enquiries done these days. Not sure how much off the top of my head though.

Edited by TomE on Wednesday 31st December 21:37

[V8mate]

Hobo said:

£30k for driveway, based on 500m (by 3m wide). Tarmac, not including any lighting.

Again, on top side.

I think that's immensely conservative. The labour alone, required to 'make good' could eat up that much. Given that it's a country house, I wouldn't bother with tarmac at all; just provide a made up track.

[Hobo]

V8mate said:

Hobo said:

Never done a conversion, but I'd expect one of this type to cost more than building from new.

If I were guessing I'd say approx. £200/sqft.

I'd say more; would have to be a high quality finish on a project like that.

It's the fixed costs associated with the 'missing' infrastructure which will be crucial too.

Electricity could easily hit £50k given the distance, gas would be a 'no chance'; water and sewerage, I dread to think. May have to go for mains water in and then on-site sewerage.

Is the planning permission only outline?

I'd speculate that the landowner may be looking for a mug. Have you checked for other conditions/restrictions; either likely to flow from the Planning authority or already associated with the land?

Did a quick search & it seems £150/sq ft would get you a good spec.

Stats are an unknown on any development until you get the physical quotes in.

Ace, whats the rough size of the barn & its intended living area ?

[Hobo]

V8mate said:

Hobo said:

£30k for driveway, based on 500m (by 3m wide). Tarmac, not including any lighting.

Again, on top side.

I think that's immensely conservative. The labour alone, required to 'make good' could eat up that much. Given that it's a country house, I wouldn't bother with tarmac at all; just provide a made up track.

I agree on not bothering with the tarmac, however the price I have given is based on figures I know I could get the works done for by groundworkers I know. I would hope it would be cheaper.

[zagato]

I read before it's about £1k a metre square for new build. However if you have to add in costs of refurbs or oak frames etc, that figure could go right out the window!

[ACEparts_com]

Cheers guys - you're all correct - not worth the hassle. Just found the plans; everything has been specified down to the fence required around the 9 acres, driveway type (large sharp compacted stone on a hog something base), the gate colour etc etc! Not my cup of tea at all and certainly not my brothers who takes two years to fit a kitchen

http://www.charlesclark.co.uk/little-tiffenden.htm...

Edited by ACEparts_com on Wednesday 31st December 21:58

[Simpo Two]

Blimey, it looks as if one good kick would bring it down. What about buying it for the land, flattening the barn and starting again from scratch?

[V8mate]

Simpo Two said:

Blimey, it looks as if one good kick would bring it down. What about buying it for the land, flattening the barn and starting again from scratch?

A 17th Century barn?

Can't really see the LA giving the nod to a Barratt home to replace it.

[Simpo Two]

V8mate said:

Simpo Two said:

Blimey, it looks as if one good kick would bring it down. What about buying it for the land, flattening the barn and starting again from scratch?

A 17th Century barn?

Can't really see the LA giving the nod to a Barratt home to replace it.

It's not listed. Anyway, nothing a box of matches wouldn't fix! (and there's more to new builds than Barrett boxes of course)

Q: 'Right, so I've just insured my new barn. If it burned down tonight, how much would I get?'
A: 'About 5 years!'

[jules_s]

Simpo Two said:

It's not listed. Anyway, nothing a box of matches wouldn't fix! (and there's more to new builds than Barrett boxes of course)

Q: 'Right, so I've just insured my new barn. If it burned down tonight, how much would I get?'
A: 'About 5 years!'

What makes you so sure it isn't listed?

It maybe curtilaged to a listed building or within a conservation area..

[Captain Cadillac]

ACEparts_com said:

Just a quickie - my brother is looking at a derelict oak barn that has permission to turn in to a 3 bed residence. It's about 0.5 - 1km from any services on the main road.
Question is:

approx cost to convert?
approx cost to make driveway?
approx cost to connect services; phone, elec, gas, water etc?

Is he crazy?!

£££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££££

And yes he is

[mrmaggit]

ACEparts_com said:

Cheers guys - you're all correct - not worth the hassle. Just found the plans; everything has been specified down to the fence required around the 9 acres, driveway type (large sharp compacted stone on a hog something base), the gate colour etc etc! Not my cup of tea at all and certainly not my brothers who takes two years to fit a kitchen

http://www.charlesclark.co.uk/little-tiffenden.htm...

Edited by ACEparts_com on Wednesday 31st December 21:58

Just read that, I'm going for a little walk while I try to find my head that I've just laughed off.

[ACEparts_com]

And a happy new year. BTW, there are complete barn conversions in the area for sale at around £500+ that's probably the conversion cost. That barn needs to be free!