How much value added by replacing conservatory with proper extension?

DominicH

I'm going to get some valuations done, but I'd be interested in people's opinions in the meantime.

I'm wondering how much (if any) value would be added to a property by removing a conservatory and replacing it with an extension. I mean doing it properly-- new foundations and all that, not just trying to slap a new roof on an existing conservatory!

Before: one-bed end-terrace "starter home", with a 14-year-old, 5m x 3m conservatory in good condition, opening on to back garden. Just your bog standard Anglian conservatory, dwarf brick walls + uPVC windows + polycarbonate roof.
Fringes of Greater London, fairly nice area.

After: same house, but with conservatory removed and replaced by a similarly sized brick extension with tiled roof.

Ebe_Scrooge

I guess it depends to a large extent on what the extension is used for - an extra bedroom, larger kitchen, utility room, whatever ?


But you'd need to work out the costs carefully. A properly-built extension ain't cheap, will you actually recoup the cost in terms of increased value ? Of course, if you're doing it to live in, rather than to sell and make a profit, it's not such an issue.


But if you are doing it with the intention of making a profit, remember that there's an upper limit of what a particular type of house in a particular area will fetch, no matter how much you spend on it.

Ozzuk

I'd say impossible to say without seeing drawings. On the face of it, just replacing the footprint of the conservatory I'd say unlikely to add any significant value, potentially less than the cost.

Have you looked at options for making the conservatory more usable? I don't have one but have often wondering about 'filling in' the windows, different roof design to make it more like an extension. No idea how though but sounds good in my head!

krey

I really doubt it will add as much in value as you will spend making it ( but than again it's London...).
If you were to up the size of it and build a proper 50-60m2 addition than yes it's going to pay off..

Doozergirl

Do you know how much a house without a conservatory would cost, per square foot?

Add the extra square footage value onto the house price.

No one can say what it will add without knowing the value of living space where you are.

Dakota_Deville

Depends on where you live, cost of build, size of build, how it makes you house look and is there a market for it in your area.

I've seen extensions that trash a house and other that compliment it., same with conservatories but these as so yesterday - where we live it's orangeries.

Ensure goo proportions and dfine room use, good access and ensure it adds character to your and surrounding homes and you will be ok.

PasturesNew

Get some estate agents round and get them to tell you. Pretend you are thinking of selling but wondering whether to replace it with an extension - and listen to what they say.

Sound bites from assorted sources, inc Homes under the Hammer, indicate that usually the cost of adding a conservatory does nothing, so people buying to sell are best not adding one - many people don't like them.

The added value of an extension is a different matter, so you need to check how much more the house would be with one... it might be "what you spend is the increase you'll get in value"; it's also easy to get carried away and spend more than the increased value (e.g. high spec finish on a sink estate).

So if you're doing it to sell at a bigger profit it might not be worthwhile....

Only your local estate agents, who know your area and what people are asking for ... will be able to give you a clue really

DominicH

Thanks for the replies.

I'm not looking to make a profit out of it. I've come to dislike the conservatory over the years (understatement!) so the options are replace it, or sell up and move.

My guess for the cost of replacing it (bearing in mind the extra cost of demolition/removal, and the fact that it's London) is £30K - £40K.
But moving house also has its costs, which I estimate at £10K - £20K depending on certain things, probably towards the lower end of that range.

Therefore, to be financially neutral the extension needs to add something in the range £10K - £30K to the value of the house. Probably towards the upper end.

Seems unlikely to me, since it would not be creating any extra bedrooms or fancy kitchen remodel or anything. Like the existing conservatory it would just be an extension to the living area. I'll see what the valuers say.

jamesperrett

In our road having an extra bedroom and an extended lounge made over £100000 difference between two adjacent houses.

Doozergirl

DominicH wrote: »

Thanks for the replies.

I'm not looking to make a profit out of it. I've come to dislike the conservatory over the years (understatement!) so the options are replace it, or sell up and move.

My guess for the cost of replacing it (bearing in mind the extra cost of demolition/removal, and the fact that it's London) is £30K - £40K.
But moving house also has its costs, which I estimate at £10K - £20K depending on certain things, probably towards the lower end of that range.

Therefore, to be financially neutral the extension needs to add something in the range £10K - £30K to the value of the house. Probably towards the upper end.

Seems unlikely to me, since it would not be creating any extra bedrooms or fancy kitchen remodel or anything. Like the existing conservatory it would just be an extension to the living area. I'll see what the valuers say.

In London, I think you'll be surprised at what it will add! I can't imagine an extension not adding more than it costs.

You seem to value that space, even if you don't like the conservatory.

questionss

Could you go double storey?