Two storey side extn - appx cost?

bluedrop

Hi all,
We are considering extending our property (Two storey extension to the side) I googled and read up a bit, a lot of sites think £1000/sqm is a reasonable ballpark. I am not sure when that info was published - so is that still a good estimate to work my budget on? I tried ringing a few builders, they all want to see the drawings to give me an estimate

we are in SE London (Beckenham). Anyone here had an extension done recently? or any London/Kent Builders here? If yes, could you please let me know a very rough estimate of the build cost for just the shell including electrics and plumbing? (plumbing will be for a new bathroom and heating).

Any relevant info/advice will be gratefully received!

DRP

1000/sqm for 2-storey sounds very low. You probably won't get single storey for that.

kkgree1

We've been advised to work on £1500 sqm for a single storey extension in Herts. It's likely to be a bit more than that as we want Bifolds and an EPDM roof with a lantern.

DRP

kkgree1 wrote: »

We've been advised to work on £1500 sqm for a single storey extension in Herts. It's likely to be a bit more than that as we want Bifolds and an EPDM roof with a lantern.

Agree.

Ours is a ~4x4.5m and worked out about 1800/sqm including removal of existing conservatory, 3m aluminium patio doors, 3m knock through and a vaulted ceiling with roof lights. Plus the house is a terrace with no rear access.

We are near Bristol.

brightontraveller

Client doesn’t wish to commit any monies until they think they can afford it / it’s a price they want too pay? Whilst some might say understandable it leads client down the road of those willing to price from nothing? With a very high % of those willing to price this way the client end up being totally ripped off, not ending up with what they wanted ….

Good builders know they need designs, plans, specs permissions etc to be able to price works competitively/accurately without there’s a high chance there wasting time/monies? They can see a real return on time /monies by giving estimates on works with all required permissions plans also passing the saving of not doing prices for those that have nowt onto those that have making them more competitive and likely to get works ?

If your serious then it will be 10.000s of thousands for sure? So an initial outlay of 1k -3k shows your intent getting plans, permissions, spec’s etc if you don’t precede could be considered wasted ( builder would rather you waste your time than there’s ?)It can be recouped selling property with permissions ?

The more of above client does before asking for prices often results in more willing to price works better works , less of a headache, more accurate pricing.:j

For tyre kicking then you can budget 1-3 k per square meter to give you a starter

Furts

Even new build homes, built as one offs to a good standard will be around £1500 per square metre. Yes the likes of Barratt build cheaper than this, but extensions are always one offs too. Equally high spec building like passiv haus comes much dearer than these figures.

To this price one has to add VAT hence the figure mentioned by two good posters is spot on with a ball park figure of £1800.

In London with the current supply demand equation I suggest you use £2000 as a guide price.

Plus, I am spot on agreeing with brightontraveller. I remain astounded that people believe contractors should be running around doing the homework for consumers as a goodwill excercise. Yes, they might now and then if they feel some work may result from it, but consumers really should wise up.

somethingcorporate

Furts wrote: »

Even new build homes, built as one offs to a good standard will be around £1500 per square metre. Yes the likes of Barratt build cheaper than this, but extensions are always one offs too. Equally high spec building like passiv haus comes much dearer than these figures.

To this price one has to add VAT hence the figure mentioned by two good posters is spot on with a ball park figure of £1800.

In London with the current supply demand equation I suggest you use £2000 as a guide price.

Plus, I am spot on agreeing with brightontraveller. I remain astounded that people believe contractors should be running around doing the homework for consumers as a goodwill excercise. Yes, they might now and then if they feel some work may result from it, but consumers really should wise up.

A lot of consumers don't know the ins and outs of building regs and planning permission. It seems reasonable to expect to rely on the expertise of an individual/company that does this on a regular basis given people may only do this once/twice/three times in their life (if ever).

We are looking to convert our garage and I wouldn't know where to start without the input from our joiner who does this kind of thing a lot. The government portal has contradictory advice to my local planning department so seems reasonable to speak to someone that is already on first name terms with those who make the decisions.

Personally I think a lot of contractors need to wise up. Just because they work with things day in day out means it's stupid to assume the same level of knowledge in YOUR PAYING CUSTOMER.

Furts

somethingcorporate wrote: »

A lot of consumers don't know the ins and outs of building regs and planning permission. It seems reasonable to expect to rely on the expertise of an individual/company that does this on a regular basis given people may only do this once/twice/three times in their life (if ever).

We are looking to convert our garage and I wouldn't know where to start without the input from our joiner who does this kind of thing a lot. The government portal has contradictory advice to my local planning department so seems reasonable to speak to someone that is already on first name terms with those who make the decisions.

Personally I think a lot of contractors need to wise up. Just because they work with things day in day out means it's stupid to assume the same level of knowledge in YOUR PAYING CUSTOMER.

It is good for you to have a joiner on board offering FOC advice. I am guessing he is a regular and is likely to get some work out of this, so it is a commercial decision to offer the advice. That makes good business sense.

You are distorting matters by referring to "your paying customer". You are expecting contractors to run around and not be paid for their advice, nor for their expertise. Would you do this with, for example, a Dentist, or countless other professionals?

Equally, why do you believe it is the role of contractors to educate the public when they cannot navigate websites?

Further, before websites were introduced consumers managed far better by going to Planning Departments and to Building Regulation Departments. Are contractors now expected to go the extra mile for clients who have lost this pro-active ability?

The reality is numerous consumers have little idea of construction work, yet are reluctant to pay for professional advice. Many seem to think they have a right to give contractors the run around. Contractors in turn regard many potential clients as time wasters.

The bottom line is we will have to agree to dis agree over this matter!

mishkanorman

bluedrop wrote: »

Hi all,
We are considering extending our property (Two storey extension to the side) I googled and read up a bit, a lot of sites think £1000/sqm is a reasonable ballpark. I am not sure when that info was published - so is that still a good estimate to work my budget on? I tried ringing a few builders, they all want to see the drawings to give me an estimate

we are in SE London (Beckenham). Anyone here had an extension done recently? or any London/Kent Builders here? If yes, could you please let me know a very rough estimate of the build cost for just the shell including electrics and plumbing? (plumbing will be for a new bathroom and heating).

Any relevant info/advice will be gratefully received!

Its so tough, if you go down the route of spending xxxx and months on planning only to then get a price way over budget it must be gutting but then if you dont get a firm idea of what you need and if you are indeed allowed it, there is no point getting a quote for the never never.

We're mid build, I started by doing my own drawings and using http://www.whatprice.co.uk/costs/extension-costs.php to give me a ball park figure for what we could feasibly afford size wise. We then got an architect to draw up plans, applied for planning permission and once that was approved we looked for a builder. We contacted 2 builders (i couldnt find a 3rd i was happy with) and the quotes were wildly different. We went for the cheapest (they were the better choice all round) and we are looking around £1000 / £1100 per sq m for a plaster finish but we are in a much cheaper area.

Lummoxley

I just got a quote for approx £2000 per sqm in West London for a 5m x 4.5m plaster finish single storey extension in West London, but I believe this is the builders !!!! off price.

However, based on research, I think £1k or less per sqm is unrealistic unless self building .I'm getting a couple of other quotes and wouldn't expect a good build quality for less than £1400 per sqm. This doesn't include fees and takes into account access issues.