Costs of single story extension?

[BERGS2]

Hi Guys -

curently looking at potentially buying a three bed sem with garage on the side - very standard sort of small 30's house. about 1000 square foot.

Trouble is it's not been touched since the fifties so will need Bathroom/Kitchen/plastering/gas heating adding etc.

I'm struggling to find a good beermat cost calculator for the work - anyone know of any handy widgits?

I guess we'd look to put a 3m by 8m single story extension on the back to put in a Kitchen & utility area.

Any ideas what this is likely to be?

is there a set rate per sq/m?

[dirty boy]

BERGS2 said:

Hi Guys -

curently looking at potentially buying a three bed sem with garage on the side - very standard sort of small 30's house. about 1000 square foot.

Trouble is it's not been touched since the fifties so will need Bathroom/Kitchen/plastering/gas heating adding etc.

I'm struggling to find a good beermat cost calculator for the work - anyone know of any handy widgits?

I guess we'd look to put a 3m by 8m single story extension on the back to put in a Kitchen & utility area.

Any ideas what this is likely to be?

is there a set rate per sq/m?

Depends on how much work you can do yourself? I've got a builder working Saturdays only, with me labouring for £80, we tend to work 9am to 4pm, so £11 an hour, very reasonable.

I'm now up to £8k on a two storey extension 3m x 6.6m, garage below, two small bedrooms above, so nothing fancy.

That includes scaffolding £420, a cement mixer £300 and two steels £150 that you wouldn't necessarily need.

Also includes Architect + structural engineer + fees of £1800 in total.

I think, to get it finished, i'll use another £3700 (Current estimates). So let's say £5000 max to be on the safe side (which actually uses up all my money I put aside for it originally!)

£13,000 all in.

I'm also using blocks, not bricks, which makes a massive difference on materials cost and labour cost.

Gives you an idea anyway.

[dave_s13]

The above is unusual though.

Not many people are happy to build an extension on Saturdays only!! Good work with the costings though.

I have spent nearly 8-9k so far and only just got the foundations done and the drainage sorted!

It's the things you don't think of..

gas/elec meters moved - £1300
Prof fees - £2000
Tradesmen paid so far - £850
Foundations (piled to 14m) - 4300
plant hire - £600
Stuff - £700

We are doing a single storey rear and side with part 2 storey rear. Involves takin all the load bearing walls off the back of the house so more steel than you can shake a stick at.

I reckon it will be touching 50k when finished - we thought more like 40k.

If it's straightforward you can reasonably allow £12-1300/sqm for a reasonable finish.

We will probably be in a fair bit of debt after this lot and we didn't expect to be. Trouble is once you start you just can't stop!!

[dirty boy]

dave_s13 said:

The above is unusual though.

Not many people are happy to build an extension on Saturdays only!! Good work with the costings though.

I have spent nearly 8-9k so far and only just got the foundations done and the drainage sorted!

It's the things you don't think of..

gas/elec meters moved - £1300
Prof fees - £2000
Tradesmen paid so far - £850
Foundations (piled to 14m) - 4300
plant hire - £600
Stuff - £700

We are doing a single storey rear and side with part 2 storey rear. Involves takin all the load bearing walls off the back of the house so more steel than you can shake a stick at.

I reckon it will be touching 50k when finished - we thought more like 40k.

If it's straightforward you can reasonably allow £12-1300/sqm for a reasonable finish.

We will probably be in a fair bit of debt after this lot and we didn't expect to be. Trouble is once you start you just can't stop!!

I saw your steels! Horrifying isn't it!

As you say though, I was happy to do this over a period of time, I started in March this year, and have only just put the tiles on the roof.

Works for us though, and thank god I didn't have to pile steels into the ground!

Oh

Lead flashing!!! biggest shock i've had so far.

[Spudler]

£20k + vat, assuming its nothing out of the ordinary and your clued-up you could even get some change back from that.

[B17NNS]

dirty boy said:

Lead flashing!!! biggest shock i've had so far.

I know, dead heavy isn't it.

[m3jappa]

dave_s13 said:

The above is unusual though.

Not many people are happy to build an extension on Saturdays only!! Good work with the costings though.

I have spent nearly 8-9k so far and only just got the foundations done and the drainage sorted!

It's the things you don't think of..

gas/elec meters moved - £1300
Prof fees - £2000
Tradesmen paid so far - £850
Foundations (piled to 14m) - 4300
plant hire - £600
Stuff - £700

We are doing a single storey rear and side with part 2 storey rear. Involves takin all the load bearing walls off the back of the house so more steel than you can shake a stick at.

I reckon it will be touching 50k when finished - we thought more like 40k.

If it's straightforward you can reasonably allow £12-1300/sqm for a reasonable finish.

We will probably be in a fair bit of debt after this lot and we didn't expect to be. Trouble is once you start you just can't stop!!

Dave how bigs the extension mate? just wondering what the £4300 for the piling included in terms of size and did that include the slab?

Just curious as want to do a single story extension on my place in a couple of years.

[-Pete-]

2010 prices in the SE. Ground floor £1K per square metre for the shell, double that when it's got electrics, plumbing, flooring, windows, doors, kitchen units, bathroom, decorating, paint, carpets and VAT. Add 40% if you're not good at negotiating.

If you add upstairs, add half as much again.