Cost of single storey extension - < 40sqm

BeautifulLoser

I'm looking to get a single storey extension built. For planning reasons (and cost) it'll be just under 40sqm. It'll comprise of 3 rooms - living, bedroom and bathroom/utility.

Anyone have an idea of a ballpark price? Or even an average price per sqm?

Many thanks

muffler

Depends on location and how you build - full contract or direct labour. It could cost anything in the range from €600 - €1000 per m2.

Get someone to prepare a set of working drawings (regardless of planning you still must comply with building regs) and fire it out to a couple of builders who come recommended and get estimates.

BeautifulLoser

Thanks Muffler,

It's Dublin 12 and full contract - already trying to find a good architect and builder with rerefernces is tough enough, let alone finding a brickie, plumber, carpenter...

It's a bit of vicious circle - builders won't quote me without drawings and I don't know what specs to put in my drawings because I don't know how much they'll cost..

topcatcbr

BeautifulLoser wrote: »

Thanks Muffler,



It's a bit of vicious circle - builders won't quote me without drawings and I don't know what specs to put in my drawings because I don't know how much they'll cost..

Get the drawings done and get a few detailed quotes with breakdown of costs. If you need to adjust the price it may be done then by isolating the elements which may be unnecessary and spec them out

evolving_doors

hi BeautifulLoser,

Got about 14! builders quotes,,most of them said theyd spend about a week working on the quote and most of them came back with the exact same figure ..basically €2,000 a sq metre including vat.. (theyre the ones who bothered getting back to us)

Got an arch. technician to do up drawings and a spec for what materials they had to use for construction. Tried to talk to builders first without plans but decided on the plans route in the end.. Technician did a good job and good price although was practically willing to go and design whatever we wanted,,get the feeling an architect could have advised better but then again they cost alot-lot more... and we kindof had a good idea what we wanted..

PM me if you want to know what builder we are going for in the end or the name of the arch.tech

Gluck

muffler

And you agreed to a figure of €2000/m2?

evolving_doors

Hmm
I'd be rightly stuck if I had to choose between 8 builders with the exact same quote!!

the guy were going with is working out at 1600 per sq/m ... build hasnt started yet so who knows how it'll end up, but the references have been fairly good as regards sticking to time and budget...

bamboozle

Armelodie wrote: »

Hmm
I'd be rightly stuck if I had to choose between 8 builders with the exact same quote!!

the guy were going with is working out at 1600 per sq/m ... build hasnt started yet so who knows how it'll end up, but the references have been fairly good as regards sticking to time and budget...

is that for a builders finish or does it include Kitchen, floors, doors etc? i thought prices around dublin for a builder's finish are about 1200 per sqm at the moment.

bamboozle

BeautifulLoser wrote: »

Thanks Muffler,

It's Dublin 12 and full contract - already trying to find a good architect and builder with rerefernces is tough enough, let alone finding a brickie, plumber, carpenter...

It's a bit of vicious circle - builders won't quote me without drawings and I don't know what specs to put in my drawings because I don't know how much they'll cost..

why not employ an architect and let them put the job out to tender, most architects at the moment have a list of builders wishing to keep on their good books!

BeautifulLoser

Thanks for the info and advice. I'd be happy enough to pay 1000 per sq meter - hopefully I can get someone reliable for that price.

Another question if I may - are flat rooves as terrible as I remember them? Or has technology moved on? Would going for a flat roof save a lot of money?

Thanks

muffler

Not much of a saving in the short term and certainly a waste of money in the long term.

Unless its a very complicated roof I would say 5k - 8k extra at the most will get you a damn good tile or slate roof

topcatcbr

BeautifulLoser wrote: »

Thanks for the info and advice. I'd be happy enough to pay 1000 per sq meter - hopefully I can get someone reliable for that price.

Another question if I may - are flat rooves as terrible as I remember them? Or has technology moved on? Would going for a flat roof save a lot of money?

Thanks

You can get a flat roof to last 20+ years without maintanance but if it is possible to use a pitched roof it almost always the better option. If the justification for a flat roof is to save money then this is a false economy.

evolving_doors

Hi BeautifulLooser

I reckon you'ld be doing pretty well to get the 1000 per sq/m but then again it depends on the build I suppose.

Due to pitch problems our arch. tech. suggested a pvc 'trocal' (tradename) roof ..(he used it on his own extension). It can be used on flat roof or if you have a roof with low pitch restrictions..
In the end it was costing us an extra 4,000 (estimate) in comparrison with the tiles. Also you may be dividing the extension job between 2 contractors(alot of the builders told us to get the pvc done seperately with another roofing company) so if anything goes wrong in the future they would be blaming each other etc...
In the end we designed around the issue and our builder will do the lot with 'normal' tiles.
Saw some photos of the pvc flat roof designs with zinc cladding around...looked nice...

BeautifulLoser

Thanks for all the replies - very helpful!