extension cost - birmingham

baron777red

we are planning on doing a single storey extension the the rear of the property, its a 3 bed semi, in halesowen,west mids. the planned size will be 7mtrs by 2.5 meters,

i was wondering if anyone would know how much it would cost, i have been told about £1000-£1200 per sq mtr is this accurate.

we havent spoken to anybody yet, so need to get the services of an architect or buildings surveyor to draw up some plans, what is an average price to pay for this. and can it all be done in 6 months, i dont think we will need planning permission.

thanks
colin

Doozergirl

It's more than that. I'd expect at least £1200 plus VAT.

Those prices have been banded about forever and were always for new build so exclude VAT.

Extensions are more expensive per square foot than new build because new build benefits from the economy of scale.

Every build is different and comes with different specifications and issues so it's hard to ballpark. The ballpark on new build goes from £1000-3000 per metre!

MisterBaxter

Assuming that there are no abnormal conditions I would say £1500-£1800 sqm (excellent fees) would buy you the shell with basic internal finishes. If you need any special materials to comply with planning then that cost will go up. The internal fit out costs will vary depending on your plans.

Other costs to consider will be the heating system and electrics which may need upgrading to service the extension.

Abnormals could include ground conditions, existing drainage, underground cables etc. A local surveyor/builder with experience working in the area will have an idea on potential issues.

baron777red

i think i might need to revising my figures, i am planning to raise the funds through a remortgage at 85%, which would give me approx £28-29k, but at £1500-1600 per sq mtr, i might have to think about looking at getting a 90 % re-mortgage.

Doozergirl

Is this a forever house? The extension *may* not improve the house value by as much as you spend.

I'm pretty local, hence the concern.

DRP

For comparison, we're paying 40k for a 4.5x4m single-storey extension (in the SW between Bristol/Bath).
A few extras:
removal of same footprint conservatory
building/fitting a utility in the existing house
vaulted ceiling to extension with 4x velux
3m aluminium sliding doors
No access (terraced house)

baron777red

hi, yes, it is our forever house, the kids are 9 and 5 and we dont intend on moving at least until they are grown up and left home

were also planning to have a large bi folding door across the back of the house, maybe 8ft wide, and then are going to try and move the existing kitchen into the extension, so we dont need a new kitchen

were gonna just get the shell built and the plumbing and electrics sorted, and then just add things over time like /furniture/ kitchen units, flooring

Moneywhizz

I'm just thinking of adding a 4 x 4 extension to my house and am interested to know if you have made any progress with your extension plans.

baron777red

Just wanted to post an update, we have now had the extension completed, and in total including a new fitted kitchen, 3M wide french doors it came to just over 35K, and were so pleased with the finished reult, i would recommend M&M builders, Eddie and Michael to anyone in the west midlands thinking of an extension

Doozergirl

Thanks for coming back. It's always nice for people to find the answers as well as the questions when googling.

Pictures are always good for people to see what the money buys, nudge wink

ellie27

baron777red wrote: »

Just wanted to post an update, we have now had the extension completed, and in total including a new fitted kitchen, 3M wide french doors it came to just over 35K, and were so pleased with the finished reult, i would recommend M&M builders, Eddie and Michael to anyone in the west midlands thinking of an extension

What did that £35k get you...... how big extension/vaulted ceiling and 4 velux like you said?

Photos would be fab!