Rule of thumb building costs ?

Stoatman · 05-02-2009, 9:52 PM

Hi guys,

We are wanting to do an extension to our house and are trying to get a rough idea of what to borrow when speaking to our financial advisor about a new mortgage. ANyway spoke to a builder - recommended as a good one from a friend - and he said expect around £1000 per meter squared plus around 1500 for each "opening" into a wall (for RSJ etc).

Does this sound normal ??

Ayub · 06-02-2009, 8:17 AM

I'm sure they would also depend on location. Round my parts they range from 10k for a floor area of 8sq to 25k for a double 30sq approx. this does not include furniture etc only builing and plastering. the 10k would normally be a kitchen which would include installing of the kitchen + new consumer unit with nicc approved sparky and gorgi registered plumber.

Stoatman · 06-02-2009, 8:55 AM

Thanks , we are in the north west - cheshire - I suppose its worth a bit extra getting a recomended builder too.

CHris

**Bald Monkey** · 06-02-2009, 9:10 AM

I'd say the rule of thumb for building costs is to get 3 different quotes.

Stoatman · 06-02-2009, 9:23 AM

Yeah thats true , this guy was recommended by our bathroom guy who was a total perfectionist and did a great job so he was our first port of call. We need a very rough figure quite quickly as we have our mortgage meeting on tuesday. He gave me some good advice and had a bit of a chat.

So my next question of the day is :

To architect or not ?

WHat do people think , its not a big project I think , single storey with a nice roof and a side bit. Is it worth the money to get nice plans.

Any opinions appreciated.

BackBeat · 06-02-2009, 12:00 PM

Quality of specified finish will affect the cost as will the fitments (typically kitchen or bathroom) but as a rough guide for a simple extension your builder is correct at £1000 /sqm.

Decadence · 06-02-2009, 12:03 PM

We had our single storey, pitched roof extension (new living room) built a year or so ago, 8m by 4m and it cost us £18,000.

Dony · 06-02-2009, 12:22 PM

When I built 5 yrs ago the building costs from 3 quotes worked out at £45 / square foot, £75 / sq ft, and £125 / sq ft.

The actual building cost finished up at about £60/sq ft.

The prices you have been quoted seem very high if I'm reading them correctly.

Regarding the architect, a good one is definitely worth the cost. As well as doing the drawings, a good one will know exactly what you are allowed in your area, saving a lot of time and aggro when getting your plans passed.

My architect also completed the bill of quantities for the builder, and tendered the job out for me.

Stoatman · 06-02-2009, 12:34 PM

Yes it does sound a little on the expensive side compared to 60 pounds a square ft. But as there are 11 square ft in a square meter I suppose as a ball park figure it seems about ok.

Dony · 06-02-2009, 12:40 PM

Quote:

Originally Posted by Stoatman

But as there are 11 square ft in a square meter I suppose as a ball park figure it seems about ok.

When you put it like that...

. I didn't know the conversion from sq ft to sq m.

Take Bald Monkey's advise and get at least 3 quotes. I had 6 quotes in the end, and there was £150k difference between the cheapest and most expensive. The most expensive was obviously a rip-off because the next most expensive was almost £60k cheaper.

In the end, I discounted the cheapest and dearest, and chose one in the middle.

Stoatman · 06-02-2009, 12:44 PM

NIce one thanks.

150K difference

I assume it was a massive build ? . I suppose also when its that big economies of scale come into play.

shahedz · 06-02-2009, 12:45 PM

i had mine built about about 18 months ago cost me about £25,000
mine included new kitchen and bathroom, but i have a complete breakdown including the cost of flooring, lights etc which you can take out if you don't need, it's in excel and i can email it to you if you want, its 3m by 5m

Newton's Ring · 06-02-2009, 12:45 PM

Quote:

Originally Posted by Stoatman

Thanks , we are in the north west - cheshire - I suppose its worth a bit extra getting a recomended builder too.

CHris

I can recommend a builder if you need one. They did my extension in this house and a bit of work on my last house too. They're based in the Stockport area.

Stoatman · 06-02-2009, 12:46 PM

That would be awesome Shahedz as we want a new kitchen and bathroom in the space

.

Thanks alot. If ok i'll PM you my email address.

P.S That was our budget too , co-incidence !.

Dony · 06-02-2009, 12:48 PM

Fairly big (3000 sq ft), but certainly not massive.

I don't think the builder wanted the job in the first place, so put in a ridiculous figure. His price was almost double the actual cost.

arthurdentpc · 06-02-2009, 1:14 PM

You can't say "rule of thumb" - it's sexist.

* extracts tongue from cheek ...... *

neilios · 06-02-2009, 4:12 PM

Quote:

Originally Posted by Ayub

gorgi registered plumber.

Are you using some russian plumbers then.

Kristian · 06-02-2009, 4:35 PM

So when people say £1000/sqm is that total floor space or plan view, e.g.

two storey extension:
2x 8m x 4m = 64sqm * £1000 = £64000 or
1x 8m x 4m = 32sqm * £1000 = £32000

Cheers,

Kris.

little puma · 06-02-2009, 5:05 PM

we are having a double storey its 28sqm and costing £15000 heres and brilliant web site www.house-extension.co.uk/forum

Wasabi · 07-02-2009, 8:25 AM

Quote:

Originally Posted by shahedz

i had mine built about about 18 months ago cost me about £25,000
mine included new kitchen and bathroom, but i have a complete breakdown including the cost of flooring, lights etc which you can take out if you don't need, it's in excel and i can email it to you if you want, its 3m by 5m

Shahedz, your template would be of great guidance. I'm also having thoughts of an extension.
I'll send you a pm if that is ok.

wasabi

shahedz · 07-02-2009, 7:16 PM

Quote:

Originally Posted by Wasabi

Shahedz, your template would be of great guidance. I'm also having thoughts of an extension.
I'll send you a pm if that is ok.

wasabi

no problem

mistry · 08-02-2009, 12:47 AM

Quote:

Originally Posted by shahedz

i had mine built about about 18 months ago cost me about £25,000
mine included new kitchen and bathroom, but i have a complete breakdown including the cost of flooring, lights etc which you can take out if you don't need, it's in excel and i can email it to you if you want, its 3m by 5m

i'm about to buy a flat and need to get an extension built and new bathroom and kitchen installed....would be great of i can have a look at your breakdown to give me an idea of what to expect....

Franco50 · 09-02-2009, 9:55 AM

I was planning a new house build last year which was put on hold for other reasons, but quotes I got ranged from £850-£1000 per sq. mtr. so I wouldn't say your quote was that far out of the ballpark. Having said that due to the current climate I'd have thought builders may be desperate for the work and would drop prices a bit.