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one room extension above garage
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# 1
krissy08
Old 12-03-2008, 5:49 PM
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Default one room extension above garage

I am planning on adding a fourth bedroom above the garage of my 3 bed semi. I am hoping this is a cheaper option to buying a 4 bed. Can anyone give me roughly how much this would cost and what is better when looking to add value to my home in the long term, a fourth bedroom or conservatory. Cost is really a big issue. Thanks all
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# 2
baldelectrician
Old 12-03-2008, 7:13 PM
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You need to tell us where you stay.
Different rules apply in different parts of the UK

Cheers
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# 3
kogsawelly
Old 13-03-2008, 5:26 PM
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Average garage size, no complications, watertight shell approx 15,000
finished to decoration stage, approx 20,000 (plumbing/lights/plastered).
If more complicated, eg requiring piled foundations, piers/supports, difficult
access etc then this could add another 5,000.
Cheap/expensive area +/- 30%
chrs
Karl.
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# 4
nelly
Old 13-03-2008, 7:55 PM
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Sometimes in fact quite often the garage has to be knocked down and rebuilt

its not allways a straight forward job
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# 5
krissy08
Old 14-03-2008, 12:06 AM
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Thanks guys. I live in Milton keynes
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# 6
Shoggily
Old 14-03-2008, 12:51 AM
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Sorry to hijack your thread but could I barge in here and ask Kogsawelly how much an ensuite shower room within the bedroom would add? Because I'm thinking of doing the same thing.
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# 7
kogsawelly
Old 14-03-2008, 6:54 PM
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Shoggily
Very difficult to answer that one.
If it's a second en suite it would help sell the property providing it's been planned and fitted well. It should add a little - covering the cost, plus a bit (can't give a price because it depends on things like - type of house/location etc).
The size of the bedroom and ensuite room over garage would play a big part in determining the "added value".
If it is the only en suite, people would expect it to be the main bedroom and have dimensions to match. If it is shoe horned in, people would be dissapointed, putting them off buying - costing you.
chrs
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# 8
Shoggily
Old 15-03-2008, 1:18 PM
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Thanks for your reply, Kogsawelly.

I'm sorry I didn't make myself very clear. What I really meant was how much would it COST to add an ensuite, on top of the costs for bedroom over average-size garage than you have already posted.
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# 9
kogsawelly
Old 15-03-2008, 5:16 PM
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Presuming convenient access to water and drainage.
An extra weeks labour: cheap 750, expensive 2000+
plus cost of suite: cheap 500, expensive 2000+
If you want them to do everything, ie flooring, tiling etc add another few days labour.
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