Rough idea of extension costs?
Discussion
We're looking for a house just now and there's one fairly local to us which is a little bit smaller than we wanted but could be got at a decent price and has a rather large garden to potentially build an oversize double garage in. If we went for it we would probably want to extend to the rear on the ground floor to make a new dining room and extend the kitchen, and change the old dining room into a study/playroom. Total new floor area would be about 25m2 approx.
Picture of what it is now (left) and what we would like (right). There is currently a conservatory which would have to be taken down so I haven't shown it.
Any idea on rough costs for this, not including new fixtures and fittings?
Thanks
Picture of what it is now (left) and what we would like (right). There is currently a conservatory which would have to be taken down so I haven't shown it.
Any idea on rough costs for this, not including new fixtures and fittings?
Thanks
As a rough guesstimate you are looking at circa £950 per sq m for single storey build, £1100 per sq m for double Storey build. I would stress that this is your basic build cost for simple extension works going out to a single contractor, if you were to sub out to single trades you may get it a little cheaper. This cost doesn't of course include for your fitted kitchen etc where obviously the sky's the limit.
stu67 said:
As a rough guesstimate you are looking at circa £950 per sq m for single storey build, £1100 per sq m for double Storey build. I would stress that this is your basic build cost for simple extension works going out to a single contractor, if you were to sub out to single trades you may get it a little cheaper. This cost doesn't of course include for your fitted kitchen etc where obviously the sky's the limit.
Does that price includes plaster, floor, electrics, plunbing.....etc?Or just the building?
mkindyblade said:
stu67 said:
As a rough guesstimate you are looking at circa £950 per sq m for single storey build, £1100 per sq m for double Storey build. I would stress that this is your basic build cost for simple extension works going out to a single contractor, if you were to sub out to single trades you may get it a little cheaper. This cost doesn't of course include for your fitted kitchen etc where obviously the sky's the limit.
Does that price includes plaster, floor, electrics, plunbing.....etc?Or just the building?
Cheers, that's what I figured it might be around. Up to a ready to paint finish is fine as I can do most of the other stuff myself if I need to save some costs to put elsewhere. Didn't fancy doing structural work myself, especially where planning and buildings regs are most likely to be involved. Almost makes it worth doing a double story extension for the little bit extra but I just don't think a second story would fit with this building so a single it would be.
My neighbour is a very good builder, he has recently completely renovated from bare brick my mothers house and also he has done quite a bit of work at our house. I am very fussy and rarely give praise to builders but he is very good and reasonably priced. You are more than welcome to come and look at some of his work if want.
Turbo5 said:
My neighbour is a very good builder, he has recently completely renovated from bare brick my mothers house and also he has done quite a bit of work at our house. I am very fussy and rarely give praise to builders but he is very good and reasonably priced. You are more than welcome to come and look at some of his work if want.
Maybe looking for a builder myself soon. Where abouts in the North West are you? Anywhere near Mancheser?Spudler said:
anonymous said:
[redacted]
As you put it, "floor space". A big chunk of any build cost is in the ground, its the same whether its a single or two story, so the cost for going an extra floor doesn't reflect the cost of a single...if you get my meaning.
speed8 said:
Spudler said:
anonymous said:
[redacted]
As you put it, "floor space". A big chunk of any build cost is in the ground, its the same whether its a single or two story, so the cost for going an extra floor doesn't reflect the cost of a single...if you get my meaning.The only problem you may have is pushing it through planning if it sets a local precedent, I live in whats called a "consevation area" by the local planners and it's a strict no-no, in fact I even need permission to take down hedges etc. To push through my extension I had to include things like rain water retention and a "green roof" to get them to agree. I would of loved to put an extra bedroom on my house as it's upstairs room it really lacks
stu67 said:
speed8 said:
Spudler said:
anonymous said:
[redacted]
As you put it, "floor space". A big chunk of any build cost is in the ground, its the same whether its a single or two story, so the cost for going an extra floor doesn't reflect the cost of a single...if you get my meaning.The only problem you may have is pushing it through planning if it sets a local precedent, I live in whats called a "consevation area" by the local planners and it's a strict no-no, in fact I even need permission to take down hedges etc. To push through my extension I had to include things like rain water retention and a "green roof" to get them to agree. I would of loved to put an extra bedroom on my house as it's upstairs room it really lacks
A conservation area doesn't mean you can't have a 2 storey extension. It just means what ever you propose has to meet Mr Conservation officer’s ideas. There doesn't seem to be definitive criteria, more if he likes your design you stand a good chance. The main thing they are trying to do is preserve the character and architectural style. Making sure any alterations or new builds aren’t detrimental to its surroundings. Most of the work I do is in conservation areas and it always amuses me what gets approved and ones that have issues. Only once have I had a flat refusal others have been able to sort out over a friendly chat.
Have to say that my experience of thise £/m2 rates suggests they are very cheap, at least in terms of London prices.
I would always allow £1750/m2 enhancing that for any complex internals or elements of work. Whilst the comments about the cost for a two storey are true it's also important to bear in mind that a 2 storey extension will almost certainly have a more complex roof that a single storey. For that reason I would tend to use the same rate for the whole floor area.
The actual site to be built on can have a dramatic affect on cost as well. Seen costs of £2500/m2 for a single storey landlocked extension. Don't forget fees as well and always build in an undisclosed contingency, i.e one you don't tell the builder about. I recomment 10-15%.
I would always allow £1750/m2 enhancing that for any complex internals or elements of work. Whilst the comments about the cost for a two storey are true it's also important to bear in mind that a 2 storey extension will almost certainly have a more complex roof that a single storey. For that reason I would tend to use the same rate for the whole floor area.
The actual site to be built on can have a dramatic affect on cost as well. Seen costs of £2500/m2 for a single storey landlocked extension. Don't forget fees as well and always build in an undisclosed contingency, i.e one you don't tell the builder about. I recomment 10-15%.
Rollin said:
Turbo5 said:
My neighbour is a very good builder, he has recently completely renovated from bare brick my mothers house and also he has done quite a bit of work at our house. I am very fussy and rarely give praise to builders but he is very good and reasonably priced. You are more than welcome to come and look at some of his work if want.
Maybe looking for a builder myself soon. Where abouts in the North West are you? Anywhere near Mancheser?silverthorn2151 said:
Have to say that my experience of thise £/m2 rates suggests they are very cheap, at least in terms of London prices.
I would always allow £1750/m2 enhancing that for any complex internals or elements of work. Whilst the comments about the cost for a two storey are true it's also important to bear in mind that a 2 storey extension will almost certainly have a more complex roof that a single storey. For that reason I would tend to use the same rate for the whole floor area.
The actual site to be built on can have a dramatic affect on cost as well. Seen costs of £2500/m2 for a single storey landlocked extension. Don't forget fees as well and always build in an undisclosed contingency, i.e one you don't tell the builder about. I recomment 10-15%.
+1, i would say that if you can get a quote for around £25k you should have their hand off, we recently did a similar sized extension for a friend at cost, and although it was a bit of an awkward job in places it was about £35k although this did include a bathroom and conservatory, the quote he got from a builders before we took on the job was £60k.I would always allow £1750/m2 enhancing that for any complex internals or elements of work. Whilst the comments about the cost for a two storey are true it's also important to bear in mind that a 2 storey extension will almost certainly have a more complex roof that a single storey. For that reason I would tend to use the same rate for the whole floor area.
The actual site to be built on can have a dramatic affect on cost as well. Seen costs of £2500/m2 for a single storey landlocked extension. Don't forget fees as well and always build in an undisclosed contingency, i.e one you don't tell the builder about. I recomment 10-15%.
Edited by rb5230 on Thursday 28th January 20:27
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