To Extend.. Or not to Extend

PRDMKT

Hi All,

Just to be clear from the start—I know these things are ultimately down to personal circumstances, but I’d really appreciate some insight from the people who have "been there done that".

I’m looking to extend our 3-bed bungalow (pre-extension size of 115m2) with two additions:

• A 30m² front extension for an open-plan living space with a vaulted ceiling.
• A 10m² side extension to relocate the front door and create a lobby and utility space.
• This will also make the property a 4-bed 

We've been quoted £45k for a watertight shell, with the understanding that I’ll supply and install the windows and doors myself and relocate the gas meter (I estimate this will cost me £10k)—which I’m fine with. We’re based in the East of England.

I’ll also be handling the internal finishing myself, and since we plan to stay for 5-10 years, I’d expect to see at least a small ROI.

I’d love to hear from others—what did you pay for your extension, what size was it, and how did the costs compare? Keen to get a sense of whether this quote is reasonable.

Thanks in advance!

MysteryMe

Before and after floor plans would assist and also clarification as to what "watertight shell" means, are electrics, heating and where applicable, plumbing included? 

FreeBear

MysteryMe said: and also clarification as to what "watertight shell" means, are electrics, heating and where applicable, plumbing included? 

To my mind, watertight shell is just a bare shell. No plaster on the walls or ceilings, no electrics or plumbing, or any other finishing touches. £45K doesn't sound too far off the mark for an unfinished box.

But 30m² extension at the front - I fear there will be significant hurdles to jump over with planning permission. It would be worth having a chat with the planning department before investing too much time on the project. There will probably be a small fee to pay for the initial meeting, but best to find out early on if the project is going to get refused.

Albermarle

£45K for 40 M2 seems very reasonable, even if they are only watertight boxes.

PRDMKT

FreeBear said:

MysteryMe said: and also clarification as to what "watertight shell" means, are electrics, heating and where applicable, plumbing included? 

To my mind, watertight shell is just a bare shell. No plaster on the walls or ceilings, no electrics or plumbing, or any other finishing touches. £45K doesn't sound too far off the mark for an unfinished box.

But 30m² extension at the front - I fear there will be significant hurdles to jump over with planning permission. It would be worth having a chat with the planning department before investing too much time on the project. There will probably be a small fee to pay for the initial meeting, but best to find out early on if the project is going to get refused.

Planning is already granted

MysteryMe

FreeBear said:

MysteryMe said: and also clarification as to what "watertight shell" means, are electrics, heating and where applicable, plumbing included? 

To my mind, watertight shell is just a bare shell. No plaster on the walls or ceilings, no electrics or plumbing, or any other finishing touches. £45K doesn't sound too far off the mark for an unfinished box.

That was my thinking as well, but OP only mentioned windows/doors and moving the gas meter as extras.