Cost of a new build in northern ireland

saverbuyer

polpoo wrote: »

Mr Builder will deal with the VAT not his client.
VAT will be applied to most materials at source but Mr Builder will reclaim (or offset) this so in effect Mr & Mrs Client aren't charged VAT
So Mr Builder will be charged x + 20%

I think I recall Paul saying in another post he had VAT reciepts he was going to claim back.

polpoo

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

Hi Ciaran
i would suggest that you are fairly light with the electrical and plumbing figures. I also think the amount for windows and doors is maybe not enough, but i am not sure what you are hoping to install. £5K for wooden floors to a house that size wont go too far and you havent a mission of getting the house painted for £2.5K - this will be more like £8-10K

if you go back through the earlier posts you will see that you should budget for at least £70 per sq foot, the figure you have allowed is less than £50

if this is you maximum budget, then you might need to look at reducing the size of the house, or "phasing" it in some way.

A.L.D.A

saverbuyer wrote: »

Sorry what I am getting at is this.

I'm Mr Builder, I go to the builders yard and but a tonne of bricks, A load of timber and some electrical wire. Am I Mr bUILDER charged VAT or are most building supplies ZERO rated? Or do I buy all this at x+ 20% and claim this back?

He pays VAT. The adjustment would be made in his VAT returns. He is paying and claiming back. IMO a tax that involves a lot of nugatory work right along the chain and helps add to overall costs in the economy.

polpoo

saverbuyer wrote: »

I think I recall Paul saying in another post he had VAT reciepts he was going to claim back.

He may well have bought stuff outside of the contract (ie not through the builder) - bathrooms, kitchens, floor tiles, lights etc. He can claim the VAT back on these

A.L.D.A

ciaran120 wrote: »

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?

Ciaran

Too low.

Is it a quote that you received or is it an estimate that you are trying to work out yourself based on employing direct labour?

If it is your own estimate people generally do not allow for all the materials and plant needed. They work out the amount of concrete in the floor but omit the hardcore, compacting and all the rest. THey get prices from bricklayers, but forget that as well as bricks you need mortar and scaffolding and wall ties ......... Plastering a house that size for £15,000 does that include floor screeds? I am assuming the timber floors are laminates on top of screed on ground floor & upstairs pine? Highly unlikely to be able to be done for that price. Is there any wall and floor tiling? Remember to add in connection charges and associated work!

If it is a quote from a builder you would want a much better break down than that. Beware of prices where the profit (what little there is!) is included in the foundations and early works and the finishes are priced very low or below cost. What can happen is the 'builder' starts and does not complete!

I totally agree with Polpoo on the need to set a realistic budget. £650-£700 sq.m is doable. You can go lower if you have very straight forward construction on a site that has no problems. £500 is just too low.

If you obtain a quote at £550 sq.m or less and you accept, be aware that in all probability it cannot be built for that figure so you need to allow the difference as a safety margin. A builder going into recievership during construction can be expensive, and the quality of work on a project where the builder is in financial difficulty does tend to suffer.

DohRayMi

Hi,
just thought I would share this link in case it's of use to anyone.

Ooops, can't post links, search for Association of British Insurers.

When I bookmarked it a few years ago, the price quote was available to anyone, now you have to register and you are only allowed 4 quotes per year, but that won't matter if you are doing an actual build rather than just being nosy (probably the reason they introduced the changes).
It's not obvious with a quick glance if they still do Northern Ireland prices, but they definitely did when I bookmarked it originally, so I don't see why they still won't.
Philip.

motorguy

saverbuyer wrote: »

So Paul's figure of £68 does this include 20% VAT. Earlier in the thread he had a "gut feeling" of £50 is this the cost after claiming the VAT back. Are all building materials zero rated or do you claim back to the 20% VAT element?

No VAT would have been @ 20% but we didnt pay it in the first place as it was a new build.

There were some items we paid VAT on and had to reclaim ourselves.

£50 a sq ft seems to have been way out for what we did, though i'm sure we could have got it done cheaper if we'd not went through a contractor and we'd been happier with different finishes, etc. The heating system was expensive, and i think we paid a fortune for that stonework.

I suppose the only other thing is our price includes everything - ie, outside totally finished, inside totally finished. Also, our house encorporates a 1100 sq ft granny flat, so two kitchens not one, and in total 5 bathrooms / ensuites and a downstairs loo. So theres lots of tiling in that price too.

motorguy

One thing i would say is be very concious of insulation, mu ratings of the glass and frames (you should be aiming for at most 1.1 mu)

Also, look at things like the heat loss between where your boiler is and the house. Typically you could lose 6-7 degrees of heat across a typical back yard. So thats an extra 7 degrees of heat you have to generate all the time just to get the right temperature into your house. We used specially insulated pipes - they look like drain pipes filled with hardened foam and two water pipes mounted into them. We lose approx 1 degree of heat across maybe 40 feet of yard.

We also didnt get trickle vents fitted to our windows but instead fitted drymasters that push air out by creating a slight positive pressure in the house.

We've no letterboxes either.

And consider carefully your primary heat source - oil is only going to get more expensive!!!

Rizo83

Hi Paul,

Love your finish, can I please ask where you sourced your natural stone and how much it cost? I am looking for something similar.

Thanks

Ryan

motorguy

Rizo83 wrote: »

Hi Paul,

Love your finish, can I please ask where you sourced your natural stone and how much it cost? I am looking for something similar.

Thanks

Ryan

The stone was supplied by Rowantree Stoneworks

http://www.rowantreestoneworks.com/

And the stonemasons were Thomas Rooney and Sons, Kilkeel.

http://www.stonemasonsireland.net/

Rowantree Stoneworks managed the whole thing though.

We've no individual price for the stonework though, sorry.