House building costs around the country - Mod warning in first post

muffler

Just thought Id throw this out at you lot to gauge the price variation in different parts of the country.

I'll start with a 150 m2 4 bedroom bungalow with a detached 45 m2 garage that commenced just before Xmas in a rural site. The contractor is basically doing everything apart from the kitchen units, fireplace, decorating and landscaping. He has included the cost of a sewage treatment system and is kerbing from the gate along the drive and around the house (804 finish on drive)

Price - €120,000

Edit: Should have said this is in Donegal. Contractor is very reputable and this time last year he wouldnt have taken on a one off house as he was busy building schemes of 50+


Mod edit: The thread is for posting prices people have paid - not what it will cost to build.

Anyone looking for ideas as to the costs involved in building a new house should post in the Prices/costs forum.

Ignoring this and subsequent warnings will result in a 2 week ban.

Poor Uncle Tom

Thats a good price.

OK, 210 m2 storey and a half dwelling, no kitchen, tiling, painting, kerbing, sewerage treatment or connections included. Included are 1m footpath, 804 drive, white suites, deal fixings, DG uPVC windows and doors, knapp plaster finish to cavity walling, etc., etc.

€ 190,000

TommyT

That €120k seems like a very good deal, what part of the country are you in?

muffler

Donegal for my troubles

TommyT

Goes a long way to explaining the price of property in Donegal then.

Brockagh

How do you go about looking for a builder?

Has anyone any examples of building costs in Dublin?

sinnerboy

Brockagh wrote: »

How do you go about looking for a builder?

Has anyone any examples of building costs in Dublin?

Use the services of an architect from start to finish . Failing that "knock on doors" - politely ask people who they used . Or talk to counter staff in your local builders suppliers about who has a "good rep"

€2000 / m2 - completed and ready for use - i.e. kitchen , finishes , decoration , site walls / fences gates etc . € 1400 for "builders finish" . ( approx guide )

niceirishfella

This is Brilliant info.
Also, May i suggest a sticky on the cost maybe , cos if we got the average rebuild cost for each of the 26 counties, it would be good for evaulating your house insurance rebuild costs as the insurance co's are not realistic with rebuild costs. They are wayyyyyy of the real price per square foot.

However, for insurance rebuild costs, you have to add demoliation and site clearance costs if you house is raised to the ground - but that can easly be factored for when you have the build cost calculated.

sinnerboy

muffler wrote: »

I'll start with a 150 m2 4 bedroom bungalow with a detached 45 m2 garage that commenced just before Xmas in a rural site. The contractor is basically doing everything apart from the kitchen units, fireplace, decorating and landscaping. He has included the cost of a sewage treatment system and is kerbing from the gate along the drive and around the house (804 finish on drive)

Price - €120,000

Around Dublin , would expect typically ( obviously big variations are depending on client taste / budget )
Kitchen €15k - 25 +
Utility €3k-9
Fireplace €4k - 6k -8k ? ( same with nearby plasma )
Decoration - €20k -25k
Landscaping - real "piece of string" that . No kidding , I have seen that vary from €5k-50k + .

Muffler is the builder supplying sanitaries - or has he provided a PC allowance ?
Ditto query on floor finishes , bathroom tiling

.

muffler

sinnerboy wrote: »

Muffler is the builder supplying sanitaries - or has he provided a PC allowance ?
Ditto query on floor finishes , bathroom tiling

Its a Donegal builders finish .

He would have a PC sum included for sanitary ware, electrics and plumbing which normally covers it.

Basically the cube will be screed floors, plastered walls and ceilings (skimmed). Any finish over and above that will be extra.

MacTheKnife1

Muffler - nice price. What sort of insulation are you getting at this price - floor wall and roof. Also what spec windows?

Good luck with the build.

Mac

muffler

MacTheKnife1 wrote: »

Muffler - nice price. What sort of insulation are you getting at this price - floor wall and roof. Also what spec windows?

Good luck with the build.

Mac

Sorry. its not for me but a client .

just started the thread to see what contractors were charging around the country.

MacTheKnife1

OK - hope your client will be happy - good price.

What insulation - or maybe let us know what you estimate will be the BER. Is it a highly spec'ed house?

Also do you see this as substantially cheaper than what it would have costs say 18months ago?

Brockagh

sinnerboy wrote: »

Use the services of an architect from start to finish . Failing that "knock on doors" - politely ask people who they used . Or talk to counter staff in your local builders suppliers about who has a "good rep"

€2000 / m2 - completed and ready for use - i.e. kitchen , finishes , decoration , site walls / fences gates etc . € 1400 for "builders finish" . ( approx guide )

Thanks for the info. That's very useful.

I have heard that many builders are now doing jobs for very little to tide them over until things pick up again. The only problem is these builders could go to the wall if the next job doesn't turn up.

Also, guys that used to do massive jobs are doing one-off housing, so there's much more competition in the market.

Does anyone on the boards have a personal recommendation for a good-value, reliable buider? Obviously I'm going everywhere for advice, including the architect.

muffler

MacTheKnife1 wrote: »

OK - hope your client will be happy - good price.

What insulation - or maybe let us know what you estimate will be the BER. Is it a highly spec'ed house?

Also do you see this as substantially cheaper than what it would have costs say 18months ago?

Its a standard spec for the cavity walls: Kooltherm K8 in cavity and Kooltherm K17 insulated board to inner side of walls.

Im not into the BER myself so I wont comment.

The same contractor would have priced this job last year at €160,000 approx.

TommyT

Got a call from a guy today who had looked at our plans. He gave us a price of €160k which was ok(ish), but then he dropped the bombshell. He wanted another 40k to bring in a project manager and would do it without him.
Away and ****

muffler

Bump on this. Would be nice to get some more feedback on prices.

spillcoe

Was talking to a guy who got a contractor for 85 EUR/Sq Ft just outside of Cork city. Don't know the full details but as far as I know it was a builders finish excluding the painting, the spec was fairly standard and the size was about 2400 Sq Ft.

Tester46

I have heard anecdotally of €80 per sq ft in Cork County and €63-65 per sq ft in Kerry both for "builders finish". Not certain what was included in "builders finish". I'd imagine builders are tightening up on what they include in order to keep prices low now.

sandy09

Hey, can anyone give me rough price on the above in kilkenny? one builder said he would do it for €90 per sqft??? that for 2000sqft bungalow. to be honest not sure what included in that price tho.

Poor Uncle Tom

Tendered 2 bungalows in south kilkenny lately, 2,000 sq ft and 2,100 sq ft, both came back at €80 / sq ft. builders finish.

sandy09

Thanks for that, that doesn't sound too bad. is 2000sqft bout average (if you can use such a word) for a bungalow?

Poor Uncle Tom

Yes...ish.:)
Very comfortable 4 bed, 2 ensuite, with sunroom or second living room.

Builderfromhell

I wonder are the above prices inclusive of VAT.

Also what is included ie. Water treatment Unit, Landscaping, tiling etc.

Poor Uncle Tom

Includes vat, septic tank, percolation area, footpaths, boiler and heating.
Not included are:
Kitchen, appliances, wardrobes, tiling, floor coverings, painting, firefront(s), landscaping, kerbing or finished driveway, entrance or gates, landscapeing, tree planting or site boundaries.

Builderfromhell

Poor Uncle Tom wrote: »

Includes vat, septic tank, percolation area, footpaths, boiler and heating.
Not included are:
Kitchen, appliances, wardrobes, tiling, floor coverings, painting, firefront(s), landscaping, kerbing or finished driveway, entrance or gates, landscapeing, tree planting or site boundaries.

Hopefully all building costs will come down to that level. Perhaps they should never have gone up so high.

I'm looking at a cottage renovation and extension at 90 euro a sq. ft.
The main costs are external insulation and new roofs.

Not included water treatment unit, Kitchen, appliances, wardrobes, tiling, floor coverings, painting, sove and flue.
Loads of PC sums for items like solar panels, boiler and heating.

Poor Uncle Tom

Yeah, what I have found for some jobs like yours is the contractors foreman who has been left go. I know of 4 at the moment that I am sending out to clients for renovations. You buy the materials and you have the ex-foreman on a weekly wage. We have a very good idea how long a job should take and discuss it with them before they start. Everyone's a winner.

sandy09

have being finding the above info really useful...there's just so much to take into account. does anyone know where to go about looking at good house plans for bungalow or possibly dormer? have looked at irishhouseplans.ie (even if there are any good books, etc?)
cheers

LowOdour

sandy09 wrote: »

have being finding the above info really useful...there's just so much to take into account. does anyone know where to go about looking at good house plans for bungalow or possibly dormer? have looked at irishhouseplans.ie (even if there are any good books, etc?)
cheers

This site http://www.finlaybros.ie has some nice basic designs.
Im in the same boat...trying to get a 2100 sq ft dormer self build up and running. Would like to go with a contractor ( and we have been quoted as low as 68 per sqft by one) but problem is that where I live, my friends within a 1/2 mile radius are either plasters,block layers, electricians etc and it would be very hard not to ask them...even though they could be more expensive

sandy09

found that website really helpful...things starting to come together in my head now!! really want to get going on it cos i think with the way things are i could get a good enough price on it!

overdrivemurphy

I’m in Tipp, The best quote I got was €75 per square foot, builders finish. including under floor heating, septic tank. paths around the house. inviro bead insulating.
2600sq feet two story. That’s was in January ,should come down some by January when I start building.:D

muffler

Nearly forgot about this till I got a PM so I'll bump it up if anyone wants to add a few up to date prices.

Poor Uncle Tom

Recently priced out some work, all builders finish as described previously.

2,850 sq ft two storey in South Tipp came back at €75/sq ft.

2,200 sq ft bungalow in Waterford came back at €73/sq ft.

2,600 sq ft bungalow in Cork came back at €78/sq ft

clint_eastman

My own was priced at €75/sq foot (incl. VAT) for 3050sqft in Co. Limerick recently. I had some lower quotes but this was the most realistic and included to builders finish. OFCH with rads, solar, 150mm cavity fully pumped, insulated slabs, PVC windows, red deal joinery etc. I'm gone direct labour anyway but €75 seems to be the figure I've heard from others around the location.

mr_edge_to_you

as we near the end of our build i can add we are looking at a complete cost of €150 per sq ft with a contractor in meath/dublin area.

this includes almost €25k that has to spent on costs incurred not relating directly to the build - council contributions, engineer, solicitor, ESB, architect, planning. they are a significant part of the costs and I think they should be considered - i accept they are not building costs but costs that we incur to turn a field into our home.

our house is 2200 sq 1.5 storey with separate garage.

my €150/per sq ft includes:

• All professional, legal, utility and council charges.
• Silver bead pumped cavity with 39mm insulated plaster board on all external walls.
• Vertical source (180m drilling) heat pump with underfloor heating upstairs and downstairs and 300 litre hot water tank.
• Concrete floors upstairs.
• Granite cills and chimney top.
• High quality Danish AluTimber double glazed windows including front door, back door and 2 sets of double doors and one big sunroom and also 4 velux windows.
• Air tightness membrane and tape.
• Man made fibre cement slates.
• Pine skirting and architrave, walnut engineered doors, chrome door handles, ash/walnut stairs and semi solid walnut floor in sitting room.
• 1 electric shower, 3 mixer valves (all branded), 4 shower trays and doors, 4 toilets, 4 handbasins (1 double unit) and bath.
• 200sq yds of floor and wall tiles supplied and fitted.
• Walnut kitchen and island with quartz worktop.
• 55sq yd cobble lock patio.
• Premium brand stove with granite fire place.
• High electrical spec (incl light fittings)
• All walls and skirting/architrave painted.
• Alarm system supplied and fitted.
• All excess soil removed and site levelled.
• Coloured exterior render.
• Pillars/walls at fron gate matching the house with driveway kerbed off ready for tarmac.

There are so many things we could've done cheaper but we set our stall out from the start to build the house to the highest spec we could afford. Personal preference will decide the cost!

morning delight

clint_eastman wrote: »

My own was priced at €75/sq foot (incl. VAT) for 3050sqft in Co. Limerick recently. I had some lower quotes but this was the most realistic and included to builders finish. OFCH with rads, solar, 150mm cavity fully pumped, insulated slabs, PVC windows, red deal joinery etc. I'm gone direct labour anyway but €75 seems to be the figure I've heard from others around the location.

Our house is nearly ready to go out to tender and, depending on the quotes coming back, I'm toying with going direct labour myself. Have you an idea of what you'll save? Have you experience in the building trade?

danbohan

morning delight wrote: »

Our house is nearly ready to go out to tender and, depending on the quotes coming back, I'm toying with going direct labour myself. Have you an idea of what you'll save? Have you experience in the building trade?

it used to be 25% to 33% on contractors prices , but contract prices are so keenly priced now its hard to say , you will have more control , probably better spec for your money , but unless you have some knowledge of construction or/ and be prepared to spend a lot of time on the site you might be better with a contractor .

muffler

Sorry lads but can we keep this thread free for posts regarding the actual building costs that people have paid throughout the country.

Feel free to start another thread to debate other matters.

Thanks

gpjordanf1

muffler wrote: »

Sorry lads but can we keep this thread free for posts regarding the actual building costs that people have paid throughout the country.

Feel free to start another thread to debate other matters.

Thanks

My Uncle in law if you follow me.

building a standard plain 4 bed bungalow in Mayo, This is a turn key finish.

98k all in.

I nearly fell, but he got 4 quotations, 2 over 100K & 2 under, infact one was 96k. But he was hoping for the builder who gave the 98k quotation because he is excellent.

clint_eastman

What size is the bungalow?

gpjordanf1

clint_eastman wrote: »

What size is the bungalow?

At a guess its about 1,200 or 1,300sq ft but I will be looking at the plans again this weekend.

Not 100% sure

John_John_

mr_edge_to_you wrote: »

as we near the end of our build i can add we are looking at a complete cost of €150 per sq ft with a contractor in meath/dublin area.

this includes almost €25k that has to spent on costs incurred not relating directly to the build - council contributions, engineer, solicitor, ESB, architect, planning. they are a significant part of the costs and I think they should be considered - i accept they are not building costs but costs that we incur to turn a field into our home.

our house is 2200 sq 1.5 storey with separate garage.


my €150/per sq ft includes:

• All professional, legal, utility and council charges.
• Silver bead pumped cavity with 39mm insulated plaster board on all external walls.
• Vertical source (180m drilling) heat pump with underfloor heating upstairs and downstairs and 300 litre hot water tank.
• Concrete floors upstairs.
• Granite cills and chimney top.
• High quality Danish AluTimber double glazed windows including front door, back door and 2 sets of double doors and one big sunroom and also 4 velux windows.
• Air tightness membrane and tape.
• Man made fibre cement slates.
• Pine skirting and architrave, walnut engineered doors, chrome door handles, ash/walnut stairs and semi solid walnut floor in sitting room.
• 1 electric shower, 3 mixer valves (all branded), 4 shower trays and doors, 4 toilets, 4 handbasins (1 double unit) and bath.
• 200sq yds of floor and wall tiles supplied and fitted.
• Walnut kitchen and island with quartz worktop.
• 55sq yd cobble lock patio.
• Premium brand stove with granite fire place.
• High electrical spec (incl light fittings)
• All walls and skirting/architrave painted.
• Alarm system supplied and fitted.
• All excess soil removed and site levelled.
• Coloured exterior render.
• Pillars/walls at fron gate matching the house with driveway kerbed off ready for tarmac.

There are so many things we could've done cheaper but we set our stall out from the start to build the house to the highest spec we could afford. Personal preference will decide the cost!

Hi, thanks for the detailed run down of costs, very informative. Myself and my wife are currently trying to decide whether to build or just buy, but we are leaning towards building. We are looking at the Dublin/Meath area, or Trim direction if possible.

So apart from living items Tables/chairs/beds/furniture etc. did this cost represented everything else bar actually buying the land? Were there any other major costs involved?

Can I ask how long this build took?

Many thanks again

mr_edge_to_you

Ye it was pretty much the whole lot. Bar a few hundred euro for painting. Like i mentioned already the non build costs really clock up and I think people underestimate the significance of them. My fiancee owns the site.

John_John_

I totally agree, it's easy to say it will be €80 Per sq. yard, and it will be, but they forget to mention the huge amount to be spent on other things as you said which when you work it out will bring the total significantly higher...

Thanks again for the info, very helpful.

PS I saw the pictures of your house on another thread, looks lovely! Best of luck with it

red mist

hi do you have details for the builder seems good price

mr_edge_to_you

red mist wrote: »

hi do you have details for the builder seems good price

who's builder?

annie gilpin

muffler wrote: »

Sorry. its not for me but a client .

just started the thread to see what contractors were charging around the country.

hi muffler.i also live in donegal and am building a new house and was wondering where is the best and cheapest for blocks,concrete etc.

muffler

annie gilpin wrote: »

hi muffler.i also live in donegal and am building a new house and was wondering where is the best and cheapest for blocks,concrete etc.

Quite a few good suppliers but you do need to ring them for an up to date price.

What area of Donegal are you in?

annie gilpin

muffler wrote: »

Quite a few good suppliers but you do need to ring them for an up to date price.

What area of Donegal are you in?

im going to build in creeslough,going to be getting digger man in shortly and hoping to get founds in for christmas

DrPhilG

Muffler, what sort of prices per square ft is common in Donegal now? Is it lower than when this thread started, due to the economic shambles?

Half thinking of looking to build now if the economy means the prices are lower. Mind you the price you quoted on the very first page worked out at about €75 per square foot.

muffler

DrPhilG wrote: »

Muffler, what sort of prices per square ft is common in Donegal now? Is it lower than when this thread started, due to the economic shambles?

Half thinking of looking to build now if the economy means the prices are lower. Mind you the price you quoted on the very first page worked out at about €75 per square foot.

Not a lot of change tbh. You should get a decent builders finish for around €75 - €80 per sq. foot, Of course if you shop around you may get it a little cheaper but like everything in this life the cheaper it gets the more wary you have to be.