170k-what would it build?

Frog Song

We have 170k in savings/help from parents and are about to begin the process of drawing up plans for our house. Before we meet with someone to draw the plans, we are trying to figure out first of all how far that 170k will get us. We've looked at a few sites but none of them seem to give a rough idea of the real building costs...or they all differ greatly. Are there any sites that will give you a better idea? Obviously there are loads of factors involved like materials, location, building contractors etc but before we really get down to planning the house we want to know how far that money will get us...would it build anywhere near a 4 bedroom dormer? Or at least get us a good chunk of the way? It will be all builders, no self labour or help available to us there. Materials, labour etc I know will differ and the square feet etc but even a rough estimate is what we are looking for before we start to draw it up and contact builders because we are completely clueless (obviously!) so if anyone has any sites they could recommend or any advice I would really appreciate it. Or any other questions I could answer to give more info to help. Many thanks.

max12

Frog Song wrote: »

We have 170k in savings/help from parents and are about to begin the process of drawing up plans for our house. Before we meet with someone to draw the plans, we are trying to figure out first of all how far that 170k will get us. We've looked at a few sites but none of them seem to give a rough idea of the real building costs...or they all differ greatly. Are there any sites that will give you a better idea? Obviously there are loads of factors involved like materials, location, building contractors etc but before we really get down to planning the house we want to know how far that money will get us...would it build anywhere near a 4 bedroom dormer? Or at least get us a good chunk of the way? It will be all builders, no self labour or help available to us there. Materials, labour etc I know will differ and the square feet etc but even a rough estimate is what we are looking for before we start to draw it up and contact builders because we are completely clueless (obviously!) so if anyone has any sites they could recommend or any advice I would really appreciate it. Or any other questions I could answer to give more info to help. Many thanks.

First of all well done for having 170K - great starting point.

I'm assuming that you don't have to buy a site as you don't mention this thus all 170k to go towards house build.

as a rule of thumb, you should get a reasonably well finished spec for €80 per square foot from a contractor so that will get you a build of 2125 square feet of a house.

this shoudl equate to a generous/average 4 bed dormer.

best of luck.

Frog Song

max12 wrote: »

First of all well done for having 170K - great starting point.

I'm assuming that you don't have to buy a site as you don't mention this thus all 170k to go towards house build.

as a rule of thumb, you should get a reasonably well finished spec for €80 per square foot from a contractor so that will get you a build of 2125 square feet of a house.

this shoudl equate to a generous/average 4 bed dormer.

best of luck.

Thank you Max. Yes sorry we already have a site. Also in a very lucky position with the money, I didn't want to mention that initially, wasn't sure how it would come across but I kind of had to to get an idea of what it would build. That's great to know, it gives us more of an idea already, thank you.

BryanF

Frog Song wrote: »

• Before we meet with someone to draw the plans, we are trying to figure out first of all how far that 170k will get us.

• It will be all builders, no self labour or help available to us there. Materials, labour etc
• I know will differ and the square feet etc but even a rough estimate is what we are looking for before we start to draw it up and contact builders

look here

max12 wrote: »

as a rule of thumb, you should get a reasonably well finished spec for €80 per square foot from a contractor so that will get you a build of 2125 square feet of a house. .

i dont believe you, prove it? assume current building Regs, turn key finish, no free labour or black market work.

kieran.

My advice would be to build the smallest size you can live with to the highest specification you can afford.

Ask yourself do all the bedrooms need to be large double bed rooms. In a 4 bed house I would suggest 2 double and to singles and put the extra floor area in to the living spaces. Are two living spaces necessary etc, etc.

My advice would be go to your designer with a simple schedule of rooms, discuss the style of house you would like and give him you budget - 10%, as there will always be unforeseens and thing he may suggest that may go beyond you budget that you would like to include and it nice to have the capacity to include these items should you wish. Then let them do their job.

170K a nice design, high spec, turnkey finish house I'd be thinking somewhere in the region of 1500-1750 square feet.

Frog Song

Thanks for that Kieran, good advice.

Gumbo

max12 wrote: »

as a rule of thumb, you should get a reasonably well finished spec for €80 per square foot from a contractor so that will get you a build of 2125 square feet of a house.

best of luck.

Figures may be a bit off on this. I would imagine closer to €100 per square foot for basic builders finish. Possibly more no with the new part L regs and assuming the op needs planning etc, will be lodging commencement notice etc after 1st march 2014 so new building control act and regs come into play, driving up the cost slightly.

natasha91

hello, we want to build a house but are completly clueless, can ye please share ur info with me.
basically we want to buy a small site. just wondering wat are the fees in general to get planning permission and services connected?is there any other extra fees?
we were looking a timber frame houses and found a company abroad who are much cheaper than irish timber frame companies.we would have to pay for the delivery. has anyone had any experience with this?
how much would plumbing cost?
can ye pls share anything ye know with me

JPW81

I would agree with kceire's figure of €100 per square foot of floor space for a domestic build ready to go to site tomorrow. It must be stressed that this is for a 'builders finish'. It must also be stressed that with the new Building Control Regulations about to come into effect any project that is not ready to go to site before March 2014 is more than likely to cost in excess of this figure. The jury is still out at the moment within the industry as to what the resultant price increase will be because of the new building control regime.

Frog Song

JPW81 wrote: »

I would agree with kceire's figure of €100 per square foot of floor space for a domestic build ready to go to site tomorrow. It must be stressed that this is for a 'builders finish'. It must also be stressed that with the new Building Control Regulations about to come into effect any project that is not ready to go to site before March 2014 is more than likely to cost in excess of this figure. The jury is still out at the moment within the industry as to what the resultant price increase will be because of the new building control regime.

So if they start building before then it could possibly be cheaper by quite a bit?

And €100 per square foot sounds very expensive to what I've seen/heard so far?

kieran.

€100 per sq ft for a builders finish to the house only (i.e. no externals or internal finishes) would be a decent specification. Realistically though you need to consider the project in its entirety.

Budget €170,000

Approx Costs

• Architect/Engineer/QS Fees (Say 5%) €8,500+VAT= €10,455
• Solicitors Fees €2,500+VAT= €3,075
• Co. Co. development levies €10,000
• ESB Connection €2,000
• Water Connection €2,000

Total €27,530 (Figure is Approx as it will depend on your location)

Remaining budget €142,470

That's before you send a work man onto the site.

You need to look at the whole picture rather than just the simple cost per square foot of the building cost.

Lets just consider the proposed building is of simple design with basic specification but Building Regs compliant....

Say €80 per square foot for the building, gravel drive and septic tanks and percolation area.

1500 sq ft building cost is €127,500

Leaving €14,970 kitchens. floor coverings, painting, Kerbing &Tarmac to driveway, piers, gates and fencing along road frontage landscaping etc.

Also the above figures would not include furnishing the building.

And remember, its the nice trimming's that really add to the cost and that's were the real expense adds up.

Frog Song

Thanks Kieran, we will have to borrow a little bit probably so but not to worry. Thanks for that info, really helpful.

newbie2013

kieran. wrote: »

€100 per sq ft for a builders finish to the house only (i.e. no externals or internal finishes) would be a decent specification. Realistically though you need to consider the project in its entirety.

Budget €170,000

Approx Costs

• Architect/Engineer/QS Fees (Say 5%) €8,500+VAT= €10,455
• Solicitors Fees €2,500+VAT= €3,075
• Co. Co. development levies €10,000
• ESB Connection €2,000
• Water Connection €2,000

Total €27,530 (Figure is Approx as it will depend on your location)

Remaining budget €142,470

That's before you send a work man onto the site.

You need to look at the whole picture rather than just the simple cost per square foot of the building cost.

Lets just consider the proposed building is of simple design with basic specification but Building Regs compliant....

Say €80 per square foot for the building, gravel drive and septic tanks and percolation area.

1500 sq ft building cost is €127,500

Leaving €14,970 kitchens. floor coverings, painting, Kerbing &Tarmac to driveway, piers, gates and fencing along road frontage landscaping etc.

Also the above figures would not include furnishing the building.

And remember, its the nice trimming's that really add to the cost and that's were the real expense adds up.

Approx Costs

• Architect/Engineer/QS Fees (Say 5%) €8,500+VAT= €10,455
• Solicitors Fees €2,500+VAT= €3,075
• Co. Co. development levies €10,000
• ESB Connection €2,000
• Water Connection €2,000

If he shops about, he will get a cheaper solicitor and engineer.

JPW81

Frog Song wrote: »

So if they start building before then it could possibly be cheaper by quite a bit?

And €100 per square foot sounds very expensive to what I've seen/heard so far?

I believe €100 per square foot is close to the average current cost for one off dwellings. In my experience prices were up around the €140 mark at the height of the boom and fell to a low of about €80 at one point but they are back around the €100 mark in the last few months. Most of the projects I have been involved with are based around Munster. The increased insulation and air-tightness costs required to comply with the new Part L Regs and the fact that there are fewer construction companies competing for the work mean that prices are rising.
I am involved with two similar projects on site at the moment. One is being built to the old Part L while the second is required to be built to the new Part L. It is clear to me that the new TGD L is directly responsible for an increased build cost.

BryanF

JPW81 wrote: »

I believe €100 per square foot is close to the average current cost for one off dwellings. In my experience prices were up around the €140 mark at the height of the boom and fell to a low of about €80 at one point but they are back around the €100 mark in the last few months. Most of the projects I have been involved with are based around Munster. The increased insulation and air-tightness costs required to comply with the new Part L Regs and the fact that there are fewer construction companies competing for the work mean that prices are rising.
I am involved with two similar projects on site at the moment. One is being built to the old Part L while the second is required to be built to the new Part L. It is clear to me that the new TGD L is directly responsible for an increased build cost.

just to be clear is it €100per sqft for a builders finish or turn key?

Mahogany Gaspipe

I think that the building costs posted here run the risk of underestimating costs.

I'm currently mid-way through a self build, the main points

• 2500 sq feet
• moderately high level of turn key finish (w/o appliances)
• air to water heating system
• heat recovery system
• 120mm cavity fill
• 62.5 drylining
• tarmac driveway
• landscaping done

I have done all the groundworks and carpentry work myself, and there has been a lot of it!

Current projected cost to complete the project is ~€200 K.
Its a hell of a lot more than I expected, thank god I can do a lot of the work myself.

JPW81

BryanF wrote: »

just to be clear is it €100per sqft for a builders finish or turn key?

Builders finish only.
Every project is different but as a 'ball park' figure (in my experience) I believe that to be a decent estimate.