Cost of single storey rear extendion

lavalamp1

Hi all,

I am trying to get a rough idea for the cost of a single storey rear extension to a semi that I will be buying based in Luton. The size of the extension will be 8.2 m x 3m, which will incorporate a larger kitchen and dining room separately. So roughly 25 square meters for just the shell.

Anyone else done a similar sized extension around the Beds/Herts area and how much did it cost? I know the saying of how long is a piece of string, however I have seen very cheap quotes on here as well as very expensive ones for simple jobs.

Thanks

Halle71

We have just started a single storey rear extension in SW London and our total cost is going to be about £65k for a 5m x 4.5m extension so similar area.

This includes the build, all the bits we are buying ourselves (bi-fold doors, skylights, kitchen, flooring etc) and fees.
We are paying another £5k or so to update our cloakroom and fit flooring throughout the ground floor.

lavalamp1

Hi Thanks for your reply.

Wow that is pretty expensive per square meter at close to £3000! I suppose alot has to do with location in London?

Searches on here and on google have bought up a lot of numbers ranging from £1000-£1300 per square meter for the shell.

Halle71

The basic build is £33k.
Bi fold doors £6k
Skylights £3k
Underfloor heating £1300
Kitchen fitting £1500
Refit Cloakroom inc sanitary ware £3.5k
Flooring £k
Kitchen cabinets and appliances £12k
Granite £3k
Decorating £1600
Radiators £600
Boiler £2k
and so on......it soon adds up!

martin1959

lavalamp1 wrote: »

Hi Thanks for your reply.

Wow that is pretty expensive per square meter at close to £3000! I suppose alot has to do with location in London?

Hi Lavalamp


Think you need a bit of a reality check. We are in Essex so similar prices to Luton I guess, and we are having a 5m x 5m extension built currently.


It is not a normal 'basic' extension, ie flat roof with a set of doors and a couple of windows, so I know it would be more, but as the above poster mentions, cost spiral.


We are having a vaulted roof with fully glazed cantilever corner and two sets of patio doors.


There are also some internal works creating a new utility room and cloakroom out of the old kitchen, re furb of bathroom, and velux and French doors fitted in main bedroom.


Budget initially was £70k, and we are now rapidly approaching £100k..... It is all the little bits..


Basic Extension build £25k (covered cost of build, but I would supply all windows/doors/velux/tiles etc) This was the cheapest of four quotes....the most expensive for the same spec was £47k!!!!!.....thank God we did not go with that builder...


Glass doors and steels (and decided to have rest of bungalow D/G at the same time £19k


Kitchen
Kitchen units £9k
Worktops £3.5k
Splashbacks £2k
All appliances (hob, double oven, F/Freezer, dishwasher, washing machine, tumble drier, extractor fan, boiling water tap) £6k
Tiling £3k
Lighting £1k
Taps and extras £1k
Fitting £2k
Two remote velux £1.6k
TV £0.5k


Ground works around extension - paving etc £2k


Bathroom £4k


Cloakroom and utility room £3k


Whilst having the vaulted roof built, it was discovered the rest of the roof needed re felting and new battens, another £5k


£88k.....and this is without decorating the house, replastering, skirting, doors, new carpets, and landscaping front of house, which we planned to do when we started


I appreciate a lot of this is our choice, but we will only be doing this once, so we do not wish to finish and regret not doing something.


To build a kitchen extension, including appliances (unless you are actually building it yourself) for less than £2500 PSQM is being unrealistic ......in my opinion.....

SailorSam

Is there anything on here that will help ?

http://www.whatprice.co.uk/building/price.html

lavalamp1

I think costs tend to spiral especially when there is more than just an extension to be built such as incorporating a a utility and cloakroom. Plus everyone has their own taste and budget towards fixtures and fittings which can only decrease or increase cost.

lavalamp1

SailorSam wrote: »

Is there anything on here that will help ?

http://www.whatprice.co.uk/building/price.html

Thanks for this! I have seen this before and I have some of my own calculations on the quotes on this site. Up and down the country it seems like people are having extensions built for a good price.

System

I think you really need to understand the difference between the figures for a shell and how much still requires money over and above that.
Martins post there is a great illustration of where the money goes...

Annie1960

http://www.whatprice.co.uk/costs/extension-costs.php

Have a go at this which should give you some idea.

I'm in Herts, and want to have a small extension for a shower room. I ran this programme and it came up with a figure of about £12,000. I got a builder in who said I need architect drawings first, then he can cost it exactly, but his rough estimate is that it will be £15,000 to £18,000 including fitting the suite in the shower room.

EDIT: Oops, I see post no 6 also gave this link. I really should read all the responses first before replying!

lavalamp1

How big is your extension? Are you having anything else done within the £18K price?