Please help! Extension costs. Urgent!!

StuHolmes

Hi,
We saw a house on an open day yesterday. If we did an extension it could be perfect for us, but the EA says they want all offers in by 11am Monday! We need a ball-park figure (all in, architect, fees etc) for what we would want to do so we know if we can afford it! it is a 1930s 3 bed detached in Woking, Surrey.

We were thinking a two storey extension on side (3m x 7m) and single across back of extension and half of original building(7m x 2m). This could give us an integrated garage, new bedroom with ensuite and enlarge kitchen and include a downstairs cloakroom. This would be with a pitched roof to match original.

Heres the house

And a rough sketch of my ideas!
http://www.flickr.com/photos/9245762@N02/609051212/

Please help!! Could this be done for under £50k??

clutton_2

Stu - why would you want to risk the biggest purchase of your life based on some specious numbers from an amateur website ????? i think your heart is ruling your head here !! Even if you put in an offer , it is not legally binding (Ii assume you are in England/Wales) - so calm down, put in an offer, that you think YOU can afford, and if later on, a builder tells you it will be more expensive than your offer, you will have saved yourself a huge financial problem.

Poppy9

If you like the house and want it then offer what it's worth now. When you are living there then you can decide how and when you will extend.

StuHolmes

I know you are both right, but I was hoping someone might be able to give me some rough guesstimate, give or take £10k

wecanhelpu

A rough guide is £1000 psm for a single storey and £1600 psm for a 2 storey.

Depending on where you live of course.

This would put your work at around the 46k mark

The major variable (which could significantly increase the price) is the cost of the foundations. These could run to 10k on their own

Debt_Free_Chick

Agreed - around £50k.

The basic shell with NO finishing would be around £35k. Finishing will easily add £15k - but it could be much more, depending on what you want. The basic shell would just be a completely empty extension, with plastering and electrics/plumbing. You then need to add flooring, door/window furniture, units, painting etc etc.

Jonbvn

The above figures seem reasonable. However, as DFC chick points out your selection of finishes can easily increase this significantly.

StuHolmes

OK, so 11am has been and gone. We didn't put an offer in. Bit dissappointed but get the impression from people on other forums and also collegues that I have spoken to this morning that the work we wanted was going to easily be over £100k which is too much.
It would have been a fabulous house, but in an average street. We're now looking at an average house in a very desirable road! (Needs no work, not even the potential to do anything).
Many many thanks for everyones input!

sheraz2

100k :eek: . Got some immigrants working on a 3 storey extension, with double garage at the bottom, living room and kitchen in the middle, two bedrooms above that and some dormers, for 65k