House extension cost

[Hereward]

After some real world examples, I've read all the online guides of £1k basic- £2k high, skys the limit etc...

Single storey 4.8m x 9m so 43.2sq. metres, conventional apex roof. Block working cavity walls with exterior brick.

To compromise toilet and shower and kitchen diner to join onto back of two storey stone house, excellent access and on stony ground.

So excluding the kitchen fitting which is an art in costing in itself, what sort of figure are we talking?

Project manage the trades or get a builder for turnkey job?

 

[br jones]

Anything from 30 to 40 grand ,

 

[bobk]

After some real world examples, I've read all the online guides of £1k basic- £2k high, skys the limit etc...

Single storey 4.8m x 9m so 43.2sq. metres, conventional apex roof. Block working cavity walls with exterior brick.

To compromise toilet and shower and kitchen diner to join onto back of two storey stone house, excellent access and on stony ground.

So excluding the kitchen fitting which is an art in costing in itself, what sort of figure are we talking?

Project manage the trades or get a builder for turnkey job?

Are you having building control ?

 

[br jones]

Are you having building control ?

He will do for that size ,

 

[goldeneagle]

1to 2k per sqm for an extension is about right, if you manage it yourself will be lower end of scale. Turnkey is easier but does cost, if you know trades you can trust may be feasible to manage yourself.
Kitchens are easy enough to cost places like Howdens etc will design a kitchen for you for free to give you an idea of what you need and what works.
Compare like for like when getting quotes as mark up of companies on kitchens is incredible and changing brand of appliances can make big difference to end cost. DIY kitchens.com are pretty good for guiding what a standard kitchen should cost then can use that info to inform decision making/price negotiations with whoever you go with. Built a new house and found a lot of arrogance with kitchen firms which in effect where all supplying much and such the same product spec wise with vastly different pricing structures.

 

[bobk]

Are you knocking in to the house ?

 

[Hereward]

Are you knocking in to the house ?

No will utilise an existing doorway, so no new openings to be made.

 

[bobk]

No will utilise an existing doorway, so no new openings to be made.

Fairly straightforward then , get a digger man for the slab , and a brickie to build it , should be under 10k

 

[atlas]

I would say around £55 k as it is single storey you have footings and roof for the whole area and not getting the cheaper meterage out of having a first floor . it surprising how the materials add up and i seem to find the labour comes to about the same .

 

[Elliott]

We’ve just done 4.5x5ish box on the back of ours.
knock through kitchen extension.Small shower and toilet. Access terrible.
nice yellow stock brick on the outside, one wall on the inside. The rest blocks and plaster.
Single story flat roof, 3.5m bi fold windows, side door and two 1x1.5 sky lights
Basic build, and plaster £39k
Plumbing and electrics £8k
Aluminium windows £10k including vat and fitting with 10 year warranty
We paid for all kitchen, flooring, decorating as extra.
Builder sorted the lot. Managed all the stages him self. Had all the usual people he uses come in at different times. Several jobs on the go
Other quotes ranged from that up to £80k for the build, electrics and plumbing.
Wanted someone to sort the whole thing so there is no one to blame when things go wrong which they did at times but it was on him rather than me!
Hope that helps. It’s a mine field!

 

[Elliott]

Those prices all include vat actually

 

[Farmer_Joe]

Put your gloves on and do as much as you can your self labours the killer I made a 4 meter double storey stone extension on a big barn (gable end to do its high)for around 17k exc finishings like carpets etc but did everything my self bar skim the ceilings

 

[vantage]

Put your gloves on and do as much as you can your self labours the killer I made a 4 meter double storey stone extension on a big barn (gable end to do its high)for around 17k exc finishings like carpets etc but did everything my self bar skim the ceilings

Agree regards the labour. We are putting up a 49 m2 two story extension on the house this summer. Our usual builder said he’d do it by the hour, if that was the case I couldn’t afford it! Eventually he worked out a fixed price, not cheap but at least we know what it’s going to be. Working on £1500/m2 by the time it’s finished.

 

[Hereward]

Agree regards the labour. We are putting up a 49 m2 two story extension on the house this summer. Our usual builder said he’d do it by the hour, if that was the case I couldn’t afford it! Eventually he worked out a fixed price, not cheap but at least we know what it’s going to be. Working on £1500/m2 by the time it’s finished.

Is that 98 M2 over two floors or 49m2 over two floors?

 

[Mur Huwcun]

Did ours here, extension and complete renovation of existing house plus re did the drive and extended yard and fitted groundsource heating. Did everything by project managing the trades on day rates and doing all that we could ourselves. Meant having to be here nearly every evening and all weekends shifting blocks, stacking bricks, carrying rubble, taking stone walls out, sawing timber etc etc but to be fair all the trades were very good and had lists of things for us to get on with. We did all ground works and dug footings, Carried all the blocks up on scaffold etc, pulled most of the cables and pipework through, took fire place out, removed a few stone walls, removed plaster etc and just left them to the specialist jobs. We did 90% of partitioning walls and plasterboarding aswell. No ide where I found the time and energy but bar going to work and sleeping a little spent 12 months on the job . No way could we of had a house this size and this spec otherwise and saved a fortune. Extension was 6 x 6m twin story and the existing 3 bed house was gutted down to nearly bare shell with all new electrics and pluming, dug out floors and fitted underfloor heating, re plastered and ahem moved a few walls!!!

 

[glasshouse]

Did ours here, extension and complete renovation of existing house plus re did the drive and extended yard and fitted groundsource heating. Did everything by project managing the trades on day rates and doing all that we could ourselves. Meant having to be here nearly every evening and all weekends shifting blocks, stacking bricks, carrying rubble, taking stone walls out, sawing timber etc etc but to be fair all the trades were very good and had lists of things for us to get on with. We did all ground works and dug footings, Carried all the blocks up on scaffold etc, pulled most of the cables and pipework through, took fire place out, removed a few stone walls, removed plaster etc and just left them to the specialist jobs. We did 90% of partitioning walls and plasterboarding aswell. No ide where I found the time and energy but bar going to work and sleeping a little spent 12 months on the job . No way could we of had a house this size and this spec otherwise and saved a fortune. Extension was 6 x 6m twin story and the existing 3 bed house was gutted down to nearly bare shell with all new electrics and pluming, dug out floors and fitted underfloor heating, re plastered and ahem moved a few walls!!!

££??

 

[br jones]

Did ours here, extension and complete renovation of existing house plus re did the drive and extended yard and fitted groundsource heating. Did everything by project managing the trades on day rates and doing all that we could ourselves. Meant having to be here nearly every evening and all weekends shifting blocks, stacking bricks, carrying rubble, taking stone walls out, sawing timber etc etc but to be fair all the trades were very good and had lists of things for us to get on with. We did all ground works and dug footings, Carried all the blocks up on scaffold etc, pulled most of the cables and pipework through, took fire place out, removed a few stone walls, removed plaster etc and just left them to the specialist jobs. We did 90% of partitioning walls and plasterboarding aswell. No ide where I found the time and energy but bar going to work and sleeping a little spent 12 months on the job . No way could we of had a house this size and this spec otherwise and saved a fortune. Extension was 6 x 6m twin story and the existing 3 bed house was gutted down to nearly bare shell with all new electrics and pluming, dug out floors and fitted underfloor heating, re plastered and ahem moved a few walls!!!

How much so far ?

 

[Mur Huwcun]

How much so far ?

Not 100% sure but well under £1000 per sqm overall including the groundsource work. Didn’t really keep the extension job seperate as the lads sometimes turned up for blockwork, decided it was to wet and did a few job in the existing part etc etc. Extension was 36 sqm, and existing house just over 40 sqm.

 

[vantage]

Is that 98 M2 over two floors or 49m2 over two floors?

98