Rough two storey extension cost in Newcastle

Kakalokiah

Hi everyone,
Was hoping if someone can help me with a question about extension costs in Newcastle upon Tyne.
I'm planning to carry out an extension on our semi-detached house, that involves the following:
- Convert attached garage to a room + en suite
- Build an extra bedroom on top of the converted garage
Our house is at the end of the street, with the extension side not adjoining any neighbours.
Based on the building regulation plans drawn by the architect, the extension work requires underpinning the existing foundations across the right side of the garage to support the extra room on top. The rest is pretty much standard procedure (bricklaying, roofing, drainage, electrical, etc).
I was hoping to try and find out an idea of how much it may cost for that sort of extension in Newcastle? One quote I had was £30,000 for just the shell (underpinning, bricklaying, roof), but without any of the internal work (electricity, drainage, central heating). This seemed a bit excessive for me, so thought I'd try and ask here to hopefully get an idea and find out if the quoted price is excessive, or if I'm simply being unrealistic.
Thanks.

sgun

Someone I know had something similar done (Gateshead) and the building costs were around 30k 6 years ago although that included the en suite install (not the tiling etc, just the shower and toilet, there was already an old toilet there so drainage also already in). They did the electrics and heating themselves.

I expect you could get it cheaper - they wanted a good job done and did get several quotes of which this wasn't the cheapest but all pretty much ballpark. I'm pretty sure nothing came close to 20k say.

Kakalokiah

sgun said:

Someone I know had something similar done (Gateshead) and the building costs were around 30k 6 years ago although that included the en suite install (not the tiling etc, just the shower and toilet, there was already an old toilet there so drainage also already in). They did the electrics and heating themselves.

I expect you could get it cheaper - they wanted a good job done and did get several quotes of which this wasn't the cheapest but all pretty much ballpark. I'm pretty sure nothing came close to 20k say.

Thanks.
I was hoping it would be no more than 25K. Will try to get more quotes and see what's best.

Cheers.

Doozergirl

You haven't said how big it is, even.  

TELLIT01

Kakalokiah said:

sgun said:

Someone I know had something similar done (Gateshead) and the building costs were around 30k 6 years ago although that included the en suite install (not the tiling etc, just the shower and toilet, there was already an old toilet there so drainage also already in). They did the electrics and heating themselves.

I expect you could get it cheaper - they wanted a good job done and did get several quotes of which this wasn't the cheapest but all pretty much ballpark. I'm pretty sure nothing came close to 20k say.

Thanks.
I was hoping it would be no more than 25K. Will try to get more quotes and see what's best.

Cheers.

I'm sure you will be able to find a company who will 'build down' to your budget.  I'm not sure I would want to use them.  The cheapest quote is rarely the best one to take.

Kakalokiah

Doozergirl said:

You haven't said how big it is, even.  

Hi. I'm happy to provide dimensions, if that's what you're referring to?

Doozergirl

Kakalokiah said:

Doozergirl said:

You haven't said how big it is, even.  

Hi. I'm happy to provide dimensions, if that's what you're referring to?

It was.  

Kakalokiah

Doozergirl said:

Kakalokiah said:

Doozergirl said:

You haven't said how big it is, even.  

Hi. I'm happy to provide dimensions, if that's what you're referring to?

It was.  

Sure.

The full length of the extension area is 8.45 meters, and the width is 3 meters. 5.7 meters of the length requires underpinning.

Happy to provide more details if necessary

Thanks.

Doozergirl

25 square metre garage conversion plus 25 square metre extension on top, including underpinning is not going to come in at £25k.  That's £500 a metre for significant renovation and extension - not realistic.  

£30k for the shell doesn't sound terrible.
 

Be very careful about trying to make a specific project fit your budget.  It doesn't work like that and it's a very easy way to meet a cowboy or under-experienced builder.  

sgun

I'll just add here 30k wasn't the cheapest price quoted in example I gave but it was still a discount off the builders usual price as they did it in little bits between jobs rather than in one go.  It took a long time. They certainly had quotes from builders who would have no way been able to deliver for the price they quoted or would have done a substandard job. Similar size project. They did a lot of work themselves which is fine if you are a qualified electrician with a plasterer brother.

sgun

I'll just add here 30k wasn't the cheapest price quoted in example I gave but it was still a discount off the builders usual price as they did it in little bits between jobs rather than in one go.  It took a long time. They certainly had quotes from builders who would have no way been able to deliver for the price they quoted or would have done a substandard job. Similar size project. They did a lot of work themselves which is fine if you are a qualified electrician with a plasterer brother.