Estimate for 2 tier house extension - not imminent work on offer

[Perkino]

I am hoping NSC can provide a few guesses for a proposed extension we would like done on the side of our house.

We are currently saving for this but want an idea of the final goal we will need to save to.

The space is 3m x 8m and would be 2 tiers. A bedroom and utility room downstairs with a bedroom and en suite upstairs. Obviously a pitched roof above match existing design.

Am I looking at £20k, £30k, £50k...

 

[seagull 1979]

I am hoping NSC can provide a few guesses for a proposed extension we would like done on the side of our house.

We are currently saving for this but want an idea of the final goal we will need to save to.

The space is 3m x 8m and would be 2 tiers. A bedroom and utility room downstairs with a bedroom and en suite upstairs. Obviously a pitched roof above match existing design.

Am I looking at £20k, £30k, £50k...

Fully finished? Keep going.....

 

[mikeyjh]

I am hoping NSC can provide a few guesses for a proposed extension we would like done on the side of our house.

We are currently saving for this but want an idea of the final goal we will need to save to.

The space is 3m x 8m and would be 2 tiers. A bedroom and utility room downstairs with a bedroom and en suite upstairs. Obviously a pitched roof above match existing design.

Am I looking at £20k, £30k, £50k...

The building work alone for our single story extension with a part pitched part flat roof was £60k. Now, this was a bit complex and we didn't want to have any supporting steels or beams showing so that bumped up the cost but still I think you're being a little optimistic. If we'd have had a cheaper kitchen and not bifold doors I don't think we'd have seen much change change from £80k and this was 5 years ago.

 

[Stumpy Tim]

I had a two tiered extension very recently. Cost me around £100k

 

[johnjim]

I had this type of job done two years ago, so my info may not be quite current and Brighton may be more expensive.
Then an extension was aprox. £ 1,400 per meter, of total floor space as a ball park figure, very high spec would be more.
In your case it would be 3 x 8 x 2 = 48.
48 x £ 1,400 = £ 67,2000. Plus vat
Decoration in and out would be extra, but this should include electrics and plumbing.
Plan and tell builder exactly what you want, we still wish we had done a few things differently but overall were happy with how it turned out. Best of luck.

 

[wallyback]

The building game does seem to be a bit of a rip off for what is actually being done in most cases.

I think it has benefited from the UK's obsession with the property market.

 

[Gritt23]

I am hoping NSC can provide a few guesses for a proposed extension we would like done on the side of our house.

We are currently saving for this but want an idea of the final goal we will need to save to.

The space is 3m x 8m and would be 2 tiers. A bedroom and utility room downstairs with a bedroom and en suite upstairs. Obviously a pitched roof above match existing design.

Am I looking at £20k, £30k, £50k...

Don't base your thoughts and plans around the numbers we throw at it, because we simply do not know enough about the spec, and finishes you are after. get a couple of builders round to quote for an all-in price, and take it from there.

I think you'll find the route to paying for it is from your mortgage company and not your savings, as I doubt they'd be much change out of £100k once you done the internal fit-out, fixings, decorated and furnished.

 

[LVGull]

I am hoping NSC can provide a few guesses for a proposed extension we would like done on the side of our house.

We are currently saving for this but want an idea of the final goal we will need to save to.

The space is 3m x 8m and would be 2 tiers. A bedroom and utility room downstairs with a bedroom and en suite upstairs. Obviously a pitched roof above match existing design.

Am I looking at £20k, £30k, £50k...

Work on about £130 per m2 for a average finish. This does not include doormer windows or any other details. Basically just a pitched roof. Excludes all external works e.g. Landscaping.

You will have to pay on top professional fees and council fees.

 

[LVGull]

Sorry £1300 pm2

 

[happypig]

I'll do it for ten grand (cash of course). Can probably get you on telly for that too (watchdog, rogue builders etc)

 

[chimneys]

Don't base your thoughts and plans around the numbers we throw at it, because we simply do not know enough about the spec, and finishes you are after. get a couple of builders round to quote for an all-in price, and take it from there.

I think you'll find the route to paying for it is from your mortgage company and not your savings, as I doubt they'd be much change out of £100k once you done the internal fit-out, fixings, decorated and furnished.

Agree with all that, but on the builders, try to get local recommendations from others. Could save you a lot of grief/money. Would get at least 3 quotes.

 

[chimneys]

48 x £ 1,400 = £ 67,2000. Plus vat
Decoration in and out would be extra, but this should include electrics and plumbing.

Its the plus VAT thats the killer. So thats £80K plus decs!!

 

[Gritt23]

Agree with all that, but on the builders, try to get local recommendations from others. Could save you a lot of grief/money. Would get at least 3 quotes.

Definitely get 3 when you come to actually making a decision on who to go forward with, but at this stage I think it's just a case of talking it through with someone and getting a feel for what the ballpark cost will be.

 

[Gritt23]

Its the plus VAT thats the killer. So thats £80K plus decs!!

When we did ours, I managed to find an old boy who was winding down, just doing one big job a year, working 6 months, then taking the winters off. As a result, he had de-registered for VAT!! Bingo, saved 20% right there!

 

[Chicken Run]

The building game does seem to be a bit of a rip off for what is actually being done in most cases.

I think it has benefited from the UK's obsession with the property market.

It is actually cheaper to add sqft than buy it!

 

[Diablo]

It is actually cheaper to add sqft than buy it!

because you already own the land....Land is approx 1/3 to 1/2 of house price !!!!

 

[Diablo]

When we did ours, I managed to find an old boy who was winding down, just doing one big job a year, working 6 months, then taking the winters off. As a result, he had de-registered for VAT!! Bingo, saved 20% right there!

you will have only saved on his labour ...all materials would have VAT on when he bought them .

 

[Silverhatch]

Done this a few times now and made a few (big) mistakes. I would recommenmd writing a spec of exactly what you want room by room. Make it detailed using your own language. Give the spec to the builder with the plans. If you're having bifolds/skylights/underfloor heating make sure you get the people who supplied them to install them. It will be more expensive but you'll have some comeback if things go wrong. Get three quotes. Ask for references. Speak to the referees or better still go and see the builder's work. Got to be £80-£100k job (inc.Vat). More if you're going high end on tiles and fittings.

 

[Lankyseagull]

You can find some good information here:

http://householdquotes.co.uk/cost-of-extension/

Don't forget that you will need to include for professonal fees (architect to draw plans, structural engineer to provide calculations & details for foundations and/or steelwork & rafters etc), Planning Application Fee and Building Control Plan & Inspection Fees.

 

[The Antikythera Mechanism]

Roughly. £1,500 per m2 for single storey plus £750 per m2 for second storey (no foundations in second storey) = £54,000

Add 10-15% for professional fees and 20% VAT = £72,900