Is an extension possible for under £15k

mug51

Hi,
I want to increase the size of my kitchen.  I can do this either by knocking into the dining room or through an extension.  Only problem with an extension is that my one bedroom home is close to the ceiling price for the area, so I wouldn't want to spend too much.

Below is the current floor plan and my two options for an extension. 
How much would you expect to pay for the shell of the extension and the removal of a load bearing wall?  Is this possible for under £15k?  I'm based in Newcastle.

The back of the house looks like this so there will be the issue of moving soil and waste pipes and drains.


Thanks in advance.

Tucker

No expert but are you going to manage this build yourself or looking to use a builder? 
The budget is small if you are looking to have someone in to do the project. Option 2 - can't see you doing that for the money as you will have some rejigging of that roof to factor in, so it's not just a lean-to extension but a redesign of the roof on the existing dining room as well. 

donemedosh

The cost of a normal single storey extension is usually about £1000 to £1500 per square metre as a guide. But you do have an issue with access to the back so it would be hard to get materials & machinery in there. A lot depends on what you can do yourself to bring the cost down digging footings/carpentry etc. So I would say it is possible but very tight budget indeed & you don't know what problems are going to pop up when you start. But the best thing is get some quotes in you may find builders able to do it for the price. Plus get a fixed price for the job so if things go wrong then its the builder who puts it right at thier expense.

TELLIT01

Looking at the photo, there are drains involved which will have to be factored in too.

Doozergirl

donemedosh said:

The cost of a normal single storey extension is usually about £1000 to £1500 per square metre as a guide. But you do have an issue with access to the back so it would be hard to get materials & machinery in there. A lot depends on what you can do yourself to bring the cost down digging footings/carpentry etc. So I would say it is possible but very tight budget indeed & you don't know what problems are going to pop up when you start. But the best thing is get some quotes in you may find builders able to do it for the price. Plus get a fixed price for the job so if things go wrong then its the builder who puts it right at thier expense.

That isn't the guide price at all.  

EssexExile

donemedosh said:

The cost of a normal single storey extension is usually about £1000 to £1500 per square metre as a guide. But you do have an issue with access to the back so it would be hard to get materials & machinery in there. A lot depends on what you can do yourself to bring the cost down digging footings/carpentry etc. So I would say it is possible but very tight budget indeed & you don't know what problems are going to pop up when you start. But the best thing is get some quotes in you may find builders able to do it for the price. Plus get a fixed price for the job so if things go wrong then its the builder who puts it right at thier expense.

Looks like a gate to the left.

Doozergirl

OP, knock through to the dining room.  There's no warranting an extension when it's a one bed, if you are considering resale.  It looks like downstairs is already bigger than downstairs.  

You can spend £15 very easily on the knock through and a new kitchen.  

You won't get an extension unless you're going to do it by yourself.  It's not just an extension, it's the internal work that comes with it.   There's no reason why you couldn't open up the whole of downstairs into a bit of a broken plan layout if what you want is entertaining space.  

What is it that you feel you need? 

mug51

Thanks for the replies, appreciate it.

Tucker said:

Option 2 - can't see you doing that for the money as you will have some rejigging of that roof to factor in, so it's not just a lean-to extension but a redesign of the roof on the existing dining room as well. 

Didn't think about changes to the roof structure.  If that's the case option 2 would be out of the question.

donemedosh said:

The cost of a normal single storey extension is usually about £1000 to £1500 per square metre as a guide. But you do have an issue with access to the back so it would be hard to get materials & machinery in there. A lot depends on what you can do yourself to bring the cost down digging footings/carpentry etc. So I would say it is possible but very tight budget indeed & you don't know what problems are going to pop up when you start. But the best thing is get some quotes in you may find builders able to do it for the price. Plus get a fixed price for the job so if things go wrong then its the builder who puts it right at thier expense.

Access shouldn't be too much of an issue, the path on the left is wide enough for a vehicle to with plenty of space to walk along too.
I saw those figures per square metre floating around and it did seem it would be possible for option 1.  Just didn't want to be one of those who people gets builders around to quote for work and to not go ahead with anything.

Grumpy_chap

The cost of an extension is the cost of an extension, so option 2 will not be double the cost of option 1.  
What will the OP do with the space created to the rear of the dining room?

Doozergirl

mug51 said:

Thanks for the replies, appreciate it.

Tucker said:

Option 2 - can't see you doing that for the money as you will have some rejigging of that roof to factor in, so it's not just a lean-to extension but a redesign of the roof on the existing dining room as well. 

Didn't think about changes to the roof structure.  If that's the case option 2 would be out of the question.

donemedosh said:

The cost of a normal single storey extension is usually about £1000 to £1500 per square metre as a guide. But you do have an issue with access to the back so it would be hard to get materials & machinery in there. A lot depends on what you can do yourself to bring the cost down digging footings/carpentry etc. So I would say it is possible but very tight budget indeed & you don't know what problems are going to pop up when you start. But the best thing is get some quotes in you may find builders able to do it for the price. Plus get a fixed price for the job so if things go wrong then its the builder who puts it right at thier expense.

Access shouldn't be too much of an issue, the path on the left is wide enough for a vehicle to with plenty of space to walk along too.
I saw those figures per square metre floating around and it did seem it would be possible for option 1.  Just didn't want to be one of those who people gets builders around to quote for work and to not go ahead with anything.

I run a building company.  £1,000 a metre is absolute rubbish.  That sort of number was bandied about when I started doing this 20 years ago.  

Every extension is different but when you have no economy of scale, small extensions are proportionately very expensive indeed.  Every square metre contains more elements of very expensive work.    Add to that your drainage issues and that of the existing roof over the rear of the dining room.  

There cannot be that many people living in your house.  Really considered interior design will almost certainly get you what the house needs and a better sense of satisfaction and bang for your buck.  

What is 2m onto the kitchen going to win you?  Two or three units?  That's a very expensive few units.  

stuart45

Doozergirl said:

I run a building company.  £1,000 a metre is absolute rubbish.  That sort of number was bandied about when I started doing this 20 years ago.  

It's surprising how many people still talk about a grand a metre. It cost me close to that on my own extension 10 years ago doing the work myself.