Extension cost?

Char55

Hi all,

We are looking to buy a typical 2 up, 2 down Victorian end of terrace. We are confident we will be able to extend because most of the neighbours have done and we will have a large garden.

Before we commit, I want to be sure we will be able to afford the extension in the near future. Can anyone give me a (very) rough idea of how much it may cost to do either of the following:

1) single storey extension to create a larger kitchen/diner. Will be roughly 3.5x2m, next to the downstairs bathroom.

2) a double storey extension, moving the bathroom upstairs. Would be about 3.5x3.5.

Any advice or guidance welcome! We would be going for a fairly low cost build without any luxuries (but good quality).

stebiz

Depends on your local area. North West would be 20k. London might be a lot dearer.

Sanoffo

We had an online quote for a small side return extension 1.5 x 3.5 in East London. This was pretty rough estimate and came to 30k but I thought this was v.high to be honest. We move in to our 2 bed Victorian terrace tomorrow and will be getting some real quotes asap.

Char55

We are in the south east. Our maximum budget is £25k so hoping we cAn do as much of the 'shell' as possible and then work on bathroom and kitchen when we can.

Any others have experience of this?

BlueC

stebiz wrote: »

Depends on your local area. North West would be 20k. London might be a lot dearer.

That would be expensive for the first option.

A rough guide is £1k per sq metre. This would be outer shell and inner lining/finishing, not fitting kitchen/bathroom etc.

So option 1 would be around £8k and option 2 would be about £25k. Plus the cost of bathroom, kitchen, interior finishings etc.

Doozergirl

BlueC wrote: »

That would be expensive for the first option.

A rough guide is £1k per sq metre. This would be outer shell and inner lining/finishing, not fitting kitchen/bathroom etc.

So option 1 would be around £8k and option 2 would be about £25k. Plus the cost of bathroom, kitchen, interior finishings etc.

It doesn't work like that in smaller spaces. A small extension can easily cost £1500 per metre to the same spec. No builder who wants to feed themselves could build an extension that small for £8k.

A bungalow, 10m by 10m has 40 metres of brickwork, 100 square metres of space.

A building, 3.5m by 2m has 11m of brickwork and foundations, only 7 square metres of space.

That's only 7% of the floorspace but 27.5% of the brickwork involved in building an entire house. The same theory can't apply to pricing both.

theGrinch

best to get quotes as prices vary wildly. Im in london and I got 5 quotes for an extension with the average price £30k (with a spread from £15k to £39k). I ended up finding builders and PMing it myself and spent £12k.

andrewf75

You'll get all sorts of estimates. My only advice would be to assume it will be the top end. Everything seems to end up costing more than you think and inevitably you'll end up doing extra jobs because it makes sense to do so.