Cost of a new build in northern ireland

Mistral001

wanchai wrote: »

Why is a bungalow dearer to build?

Bigger roof. More foundations. But less building at height so might balance out in long run with some builders.

A.L.D.A

From a heat loss point of view there are more external surface areas in a bungalow.

polpoo

We are just finishing off a small development of 5 houses in greater Belfast. Houses are between 1850 sq feet and 2400 sq feet. They have slate roofs, timber double glazed windows, facing brick, solid timber internal and external doors, high levels of insulation and underfloor heating to the ground floor. The cost for these (through competitive tender) is roughly £70 per sq. We would generally recommend this as a base figure to our clients. You can always build cheaper, PVC windows, rendered walls etc and location will be a factor also in prices.
Remember, you get what you pay for. You might think you are saving a few quid now, but it can end up costing you more in the long run.
With regards to timber frame I would disagree with ALDAs post about them. My only criticism is that the houses can feel(sound) hollow internally without block walls.
Make sure, if you are getting prices from builders, that these are based on a well detailed and well specified set of drawings. This way you can be sure you are comparing apples with apples. Your planning drawings will generally not gave enough information.
Best of luck in whatever you decide to do, I would be interested to find out what kind off costs you get back

A.L.D.A

polpoo wrote: »

With regards to timber frame I would disagree with ALDAs post about them. My only criticism is that the houses can feel(sound) hollow internally without block walls.

Perhaps I have been unfortunate, but I have had disproportionate problems with timber frame on one off and self- build. Everything from rodents to poor air tightness. Agree regarding sound. Perhaps my views are jaundiced, but it is hard to beat the concrete block in terms of value for money.

polpoo wrote: »

Make sure, if you are getting prices from builders, that these are based on a well detailed and well specified set of drawings. This way you can be sure you are comparing apples with apples. Your planning drawings will generally not gave enough information.

Excellent advice. Just to add that detailed drawings and tender documents not only enable you to compare the tenders, but also reduce the likelihood of claims for extras later.

Allow at least 5% for extras. There will always be something that you have not anticipated or decide to change. Make few changes after the contract has started!

At present some tenders are extremely low. Employing a builder who goes into receivership during construction can prove expensive, and inconvenient.

motorguy

Well since i originally posted, we moved into the house a year ago.

If you include the garage as part of the overall build, then the house came in at around 4,000 sq ft.

We put the contract out to tender to 8 builders, and went for the second cheapest, who came in at £68 a sq ft. He came recommended to us, and i have no regrets at all with out choice. I would go so far as to say he was superb - saved us money and didnt charge any 'fees' on top of the rates quoted by the spark and the plumber - we paid them direct. He also recommended tilers, places to get fittings, etc, etc. If anyones interested hes Gordon Murdock of Markethill and i can provide more details if you pm me.

The price included levellling the current dwelling, wood pellet central heating, underfloor heating upstairs and downstairs, bespoke stainless steel, wood and glass staircase and balcony, solar panels, painting of the whole of the inside of the house, solid floors upstairs and downstairs and quite a lot of natural stonework on the outside of the house.

In total, with kitchens, bathrooms, fireplace, tiling, floor coverings (mostly tiling downstairs) and the siteworks (which came to £23,000) so the house was totally finished, the price came out at £82 a square foot.

Key costs were heating system £30,000, staircase £9,000, windows £18,000, siteworks £23,000, electrics £11,000, domestic plumbing £8,000.

Before, during, and after...

Mistral001

pgilc1

Good to get feedback. £68 per sq ft seems very reasonable for such a high spec. house.

motorguy

Mistral001 wrote: »

pgilc1

Good to get feedback. £68 per sq ft seems very reasonable for such a high spec. house.

Thanks, £82 sq ft totally finished as you see it there, which again, we were quite pleased with.

A.L.D.A

pgilc1 wrote: »

Thanks, £82 sq ft totally finished as you see it there, which again, we were quite pleased with.

Looks like a fine job. I have noted the builder's name. Thanks.

Mistral001 wrote: »

pgilc1

Good to get feedback. £68 per sq ft seems very reasonable for such a high spec. house.

Excellent value, included demolition et al.

Some of the tenders I have received recently are suicidal, less than £400 sq.m. Minimum ground works, and all fairly basic, but still impossibly low tenders.

Recently completed 4 large new build apartments and despite, being infill and demolition and serious under building, concrete floors throughout £540 sq.m complete; carpets, laminate floors the lot!! I can't see how anyone can build at that sort of rate and not lose money. It is not possible.

If anyone is thinking of building take care. The lowest price is not always best. Often contractors price low with the intent of making profit on claiming extras. Reliability, a good working relationship and a good standard of work are much more important than price alone.

ciaran120

For a 3,400 sq ft house with an upstairs (2 front duplex windows), 4 bedroom, moderate kitchen starting to build in spring/summer 2012 how realistic would the following price break down be?

1. Up to subfloor level and driveway into site - £23,000
2. Building, roof and granite stone at the front only - £30,000
3. Windows - £7,000
4. Electrician - £5,000
5. Plumber including solar panels on roof - £15,000
6. Plasterer - £15,000
7. Kitchen - £12,500
8. Spanish Slates - £10,000
9. Timber Floors - £5,000
10. Stairs - £3,000
11. Paint - £2,500
12. Doors, Interior - £5,000 (All inclusive - £200 per door)
13. Perimeter Fence - £2,000
14. Driveway and Kerbs - £10,000
15. Sewers, Footpaths and Drains - £5,000
16. Furniture, Freezer, Dishwasher, Tumble Dryer, Stove, Sofa, Beds, Light Shades etc - £15,000

Total = £165,000 Stg

What did I not include?

CL

I don't see bathrooms?