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Whilst i wait to get some actual quotations I’d welcome some estimates from those in the know for a simple extension.
The house basically consists of three box sections; the middle box isn’t as deep as the two outer boxes and we want to fill in across the back of the house (extending one room by 8 feet) Without knowing much about construction to me it’s just a simple job of digging foundations for one 15 foot wall between two existing walls with some large french doors in the wall, a pitched roof with a couple of velux windows, sorting the floor and knocking out an existing 8ft wide window and wall below it as the opening into the extended section of the room to avoid the need for steel work.
Obviously some minor electrical and plumbing on top to move a radiator and sort the lighting.
Am I delusion to think this could be done for 10 or 15k?
May be if you do it yourself! Be prepared for your estimate to double, small project so rates per m2 are probably not much use but i would expect anything from 2-3k depending on spec of finishes...
500-2k a square meter depending on finish.
I doubt you'd do all that for £10k - you'll be down at least £2k on the French window and Velux (depending on size of the French window it could be considerably more). With a fair wind you might be able to squeeze it out of £15k but you'll be skimping on finishing details. In the real world I would be thinking £20-£25k personally.
This looks like a job for Ethel the Aardvark.
Im looking at a 7 SQM extension right now.
Ive been given a figure of 15k + finishings by the principal contractor (ie My dad the builder)
I have a structural steel to go in where the existing wall will come out 3 Windows down one of the walls and a double opening door on one end + a velux
Just in the process of finishing off our extension as well and the build quote worked out at about £2,500 per square meter including all finishing materials and VAT.
On your plot that would work out as a total budget including VAT of about £27k. Keep in mind though that VAT accounts for £4,500 of that so if you're going to use your dad you could well avoid that cost.
Flat versus pitched roofs don't make much difference in cost apparently; flat is slightly cheaper but not by much.
As said above, bifold doors will be 10% of your budget and whenever you knock an internal wall down, be prepared to have to put a steel lintel in to keep the rest of the house up.
Ive been given a figure of 15k
From your image Mrs TR's kitchen will cost that alone never mind any walls and roof
that falls under plus finishing bruneep.... the beauty of that photo i sent you is - the kitchen doesnt have to change 😉
I would say less than £1500/m2 unlikely. Add in VAT, fees for architect or surveyor drawings, party wall surveyor?, planning and building regs plus contingency. External works extra on that allowance.
I’m genuinely intrigued by these quotes of £1,500 to £2,500 per sq m.
I’m in the process of having a 48 sq m single storey extension built on the back of a house we own and the price came in at just over £600 per sq m for a finished article. This is in West Midlands mind....
If it was £2k per sq m that would be costing me £100k plus for a simple extension!
That’s because the ratio of walls to floor space is different, amongst other things
Economy of scale innit.
Squealer come back with your final costs 🙂
Ours went up a fair amount... but worth it in the end...
Your extension is significantly bigger than the OPs as well. Good luck with the extension they can be a rollercoaster of emotions.
30k for a 48sq m extension is very cheap considering architect/technician, engineer, probably 6 trades
Granted I don’t know a lot about construction but it only needs one 15 foot wall building with french doors (not bifold), a roof putting on it and an existing window ( and the wall below it) knocking out
I’m assuming that as the window is already there it must have a lintel above it so by removing the window no additional steel work needed?
As the side walls are the existing external brick work do they do they have to stud on dry wall on top or do they plaster on top of the brick work?
My extension has been up 9years and cost me around £3500m2 including VAT (16m2). There was some works undertaken within the existing house as well which is included within the costs. Big ticket items included my bifold doors with integral blinds at £18k, external hardwood timber decking (30m2) at about £3.5k, kitchen tiled floor / underfloor heating at 2k, feature rooflight at £2k, aluminium secret fix gutter and aluminium fascia /soffits at another £2k uplift.
The above costs didn't include fees but since its my line of business this didn't cost me anything and engineer did it as favour.