2 Storey Extension: Rough cost?

edmund_blackadder

Hi,

Just currently thinking about the possibility of extending our house to the side. The size of the 2 storey extension we would hope to make would be about 5m x 8m.

This really is a very new idea so we haven't contacted any architect (or even thought about possible layout yet) or similar yet.

We live in Northamptonshire.

If and when I do start contacting architects for quotes, what kind of figures should I expect?

ormus

the basic complete shell should be in the region of 20/40k.
youll be lucky to get such a large extension passed by the PP dept. unless your house/land is very large too.

edmund_blackadder

The land is not that big ...however precedent has been set by our direct neighbours (whose house was the mirror image of ours before they extended to the same amount as I have suggested) and they got PP.

We are on the corner so will not block anyone's light etc.

dander

At the oft-quoted ballpark figure of £1k per sqm, you're looking at a figure of £80k there.

Most people seem to struggle to keep costs down to the £1k a sq/m level, but 80sq/m over 2 storeys should be cheaper than 80sq/m single storey.

edmund_blackadder

dander wrote: »

At the oft-quoted ballpark figure of £1k per sqm, you're looking at a figure of £80k there.

Most people seem to struggle to keep costs down to the £1k a sq/m level, but 80sq/m over 2 storeys should be cheaper than 80sq/m single storey.

80k????? Really?????

If that truly is the case then I guess then it's never going to happen.

I prefer ormus's answer.... Any chance that ormus's answer is a bit closer to the truth????

kogsawelly

why don't you ask your direct neighbours how much it cost them?
The size you quote is pretty big.
i have just completed a 3m x 8m side extension. garage / kitchen downstairs and 2 bedrooms upstairs. A half decent Builder would need around £50,000 . Basic internal fittings and ready for Building control sign off.

If you just wanted a watertight shell with rooms partitioned for you to do all the internals then approx £30,000 to £35,000

chrs

Woby_Tide

ormus wrote: »

the basic complete shell should be in the region of 20/40k.
youll be lucky to get such a large extension passed by the PP dept. unless your house/land is very large too.

40m2 on 2 storeys for £20k? Can I have the builders number. When I saw the OP I thought c. £60k+ but more like £80-100k for a decent finish.

edmund_blackadder

kogsawelly wrote: »

why don't you ask your direct neighbours how much it cost them?
The size you quote is pretty big.
i have just completed a 3m x 8m side extension. garage / kitchen downstairs and 2 bedrooms upstairs. A half decent Builder would need around £50,000 . Basic internal fittings and ready for Building control sign off.

If you just wanted a watertight shell with rooms partitioned for you to do all the internals then approx £30,000 to £35,000

chrs

I could ask them but I think they did theirs ages and ages ago ... so would probably be difficult to guage how much it would be now. Also I think he is pretty handy when it comes to DIY (whereas I am not!) so he probably managed to keep the costs down by doing a lot of the interior himself.

It is starting to look like this may not be possible afterall

ormus

Woby_Tide wrote: »

40m2 on 2 storeys for £20k? Can I have the builders number. When I saw the OP I thought c. £60k+ but more like £80-100k for a decent finish.

you just have to shop around and manage the project yourself.
here in the NW, i did/helped a single extension for a neighbour some yrs ago.
ie, i got the bricky labour for just 900 quid. we did the whole job well under 10k. (not inc any internal fixtures).
they wanted a pitched roof so the total cost was over the 5k goal. if they had gone for a flat roof we could have got it done for 5k.

on the other hand , i know a mate in west london who had 2 quotes for 80k and 100k, for a two storey extension!!

keith969

We had a 2 story extension done in 1992. Size was 11m by 2.83m so 25% smaller.

Cost £23K back then, no doubt today it would be double, but 80K? Eeek.

latecomer

Remember that most builders guage their quotes based on what they earned in 2007 so historic prices are not relevant......