Cost to build 3 bed detached in halifax, yorkshire

davey9998

I have a plot of land, level, easy access, drop kerb already in, old garden so no need for clearing.

Plot has outline planning for detached 3 bed house. Typical 130sq metre detached house.

Kitchen, living and wc downstairs, 3 beds upstairs with one en suite and one house bathroom.

Rectangular, box house, no garage.

Must be built in stone with blue slate roof. Upvc windows and so on.

How much do you reckon I could get a builder to build it for?

I'm thinking £50k shell and windows, £20-25k insides (ch, electrics, plumbing, white walls, bathrooms and kitchen) and maybe £2k garden

Ive im hoping to get it all done for c.£80-85k inc fees, utilities etc.

Is this doable or dreamland?

My handyman charges £100per day.

greenface

davey9998 wrote: »

Typical 130sq metre detached house

Must be built in stone with blue slate roof. Upvc windows and so on.

Ive im hoping to get it all done for c.£80-85k inc fees, utilities etc.

About that . depending on how you go about buying your materials and building a relationship with your builders and retailer stockists .

olias

Usual price for simp,e brick and block construction is 1000 per sq m. Stone and slate to any sort of a decent spec would be more likely 1500 to 2000 per sq m plus fees. Even doing it cheaply i would double your estimate.

Olias

davey9998

Hi,

Thanks.

Yes, I see this 1000 per sq m figure banded about but that makes it £130k. A lot of houses are cheaper than that in halifax! Surely that can't be right?!

Greenface, yeah we have good relationships with builders.

Any other feedback?

davey9998

olias wrote: »

Usual price for simp,e brick and block construction is 1000 per sq m. Stone and slate to any sort of a decent spec would be more likely 1500 to 2000 per sq m plus fees. Even doing it cheaply i would double your estimate.

Olias

£260k to build??

There are big, lovely detached homes being built and sold for more like £170k.

I'm not talking big fancy spec, just a simple detached house.

Doozergirl

davey9998 wrote: »

Hi,

Thanks.

Yes, I see this 1000 per sq m figure banded about but that makes it £130k. A lot of houses are cheaper than that in halifax! Surely that can't be right?!

Greenface, yeah we have good relationships with builders.

Any other feedback?

Build cost and house value have little to do with each other. In some areas, building a house would cost more than buying one. The cost of building a house is related to labour cost and materials cost. This varies by region.

I'm not sure what quality of house you'd expect to get with a handyman that costs £100 a day.

£1000 a metre would be very realistic, I should think. That price has been banded around for well over a decade and in most areas would cost more. To bring the cost in at £85k, or £650 a metre, you'd need to be building it yourself, especially in stone and slate. Don't forget that you'd be claiming back VAT on materials, but this is also money that has to be outlaid before it comes back to you.

Calculator here for a guide:
http://www.homebuilding.co.uk/buildcost-calculator

davey9998

Ok, thanks doozer girl.

I think the wages round here are lower than anywhere else. Decorators charge £70 per day etc.

I accept what you're saying and perhaps need to up the budget a bit

davey9998

This is a good idea of what the built house will look like but with natural stone

http://www.rightmove.co.uk/property-for-sale/property-10762731.html

Do these really cost c.£130k to knock up?

Doozergirl

davey9998 wrote: »

This is a good idea of what the built house will look like but with natural stone

http://www.rightmove.co.uk/property-for-sale/property-10762731.html

Do these really cost c.£130k to knock up?

That is a brick house with concrete tiles thrown up by a developer working on an economy of scale. It could possibly have been built for closer to your figure but the additional labour as well as material cost of dealing in stone and slate would increase costs for them too.

The house is made internally of plasterboard and strips of metal to pass for studwork. They're not built the way that a small builder with an ounce of integrity would do it.

A self built home should be of much better quality.

You know that getting services in alone costs thousands and you also need to pay for a warranty which will also cost £000s. A budget of £2000 for the garden is rather wishful thinking once you've torn up the land.

What figure did the HB&R calculator come up with? That's a fantastic tool that has really expanded over the last couple of years.

davey9998

Thanks.

It came to £120k on the calculation website.

I do some renovating of properties and so get windows, kitchens etc cheap.

I can get a kitchen fitted and tiled for £3k, bathroom for £2k etc.

£2k for garden is based on £1k materials and 15 days labour for my gardener.

Hmm, you have me worried!

Doozergirl

How much is the house worth, finished? Is it to live or sell?

Do you think a £3k family kitchen, including appliances, tiling and fitting is the sort of thing that shows quality that people want to invest in or is that the sort of thing you want to live with? It won't last.

As a small developer, people will expect touches somewhere.