2 bed semi garage extension

coopekid

Advice on an 2 bed semi, side and rear extension - where would you start? Property is a corner plot. Very rough costs please to see if this is financially viable house purchase, we are in SE.

Subject to planning permission - goal would be convert current garage with upstairs bedroom and ensuite. Knock down conservatory and extend full length of back of house and behind garage to create a new kitchen/diner and replacing current kitchen at front with a w/c.

Troytempest

You will need to provide approx sizes for these works to have any idea of final cost

Slinky

You may need to knock down the garage and rebuild from footings upwards depending on how deep the original footings are. That's what we had to do; we knew in advance as every other house in the street had had to do the same thing when building over the garage.

Section62

https://forums.moneysavingexpert.com/discussion/6678865/2-bed-semi-garage-extension

Subject to planning permission - goal would be convert current garage with upstairs bedroom and ensuite. Knock down conservatory and extend
full length of back of house and behind garage to create a new kitchen/diner and replacing current kitchen at front with a w/c.

Would you be knocking walls out to incorporate the rear extension into the existing rooms, or would the kitchen/diner just be added to the back?

+1 to Slinky's comment about the garage. As well as the depth of the foundations, the width is also important. Also the average garage isn't that wide so depending what the ground floor room is going to be then you might want to make the side extension wider than the garage, or at least not end up with a very narrow room after you've added in internal leaf to the existing garage wall. The difference in cost between converting the garage and demolishing and starting again may be marginal.

In terms of total costs, much depends on expectations for fitting out. If you want an upmarket kitchen and bathroom(s) then costs can rise very quickly compared to more economical options.

Slinky

Another thought about the extension over the garage, some councils will want you to step the extension back from the building line of the rest of the building to reduce 'terracing effect'. We had to do this with ours, even though ours was a detached house. We lost about a foot of length at first floor level. The council wanted the extension to be subservient to the original building. Ridge height also had to be lower than the original.

jonnydeppiwish!

£100,000+ depending on spec and size. I think current it’s about £3,000 per sq metre.

Yorkie1

@Slinky yes our council is the same. 50cm step back from the front line and generally keen on the lesser roof line as you say.

stuart45

A step back is much easier for the brickwork as well. When the extension was flush with the existing you used to have to tooth out the brickwork and follow the gauge. Became even harder with metric bricks as they are a bit smaller. Stepping back and using wall starters looks a lot better.

secla

As said more than likely tare down the garage and start from scratch, garages are rarely built to take the weight of an extra floor above and quite often single skin brickwork etc + your also tied in by the size and shape.

ComicGeek

Typical single garage would be 3m x 6m. Knock down and rebuild 2 storeys = 36m2.

Rear single storey extension of 4m x 4m =16m2

@£3000/m2 = £156,000

Add works to a few existing areas, WC fitout, kitchen, planning fees, professional fees, VAT .…

£200k+

But how likely to get planning permission for such a large increase to a 2 bed semi?? Must be cheaper and simpler to find a 3 bed to purchase.

Silvertabby

I think it would be cheaper to move to a larger house!