€130,000- What can I build?

begod

I have mortgage approval of €130,000. I haven't a clue what size home or type or quality of home I could build for this.

Could anyone give me examples of what kind of one off house (Bungalow/Dormer bungalow) I could build for this amount of money. Pictures, square footage would be great.

Take it that the site, planning permission, drawings etc. are already paid for.

Thanks in advance.

sydthebeat

begod wrote: »

I have mortgage approval of €130,000. I haven't a clue what size home or type or quality of home I could build for this.

Could anyone give me examples of what kind of one off house (Bungalow/Dormer bungalow) I could build for this amount of money. Pictures, square footage would be great.

Take it that the site, planning permission, drawings etc. are already paid for.

Thanks in advance.

bog standard house by contractor, to turn key finish... you MIGHT get a 1000-1100 sq ft house. That would typically be a modest 3 bed.

the site will dictate what the design should be

vinnie13

just a rough guide but and i stress the BUT it can depend on how you want it finished marble counters gold tps etc

http://www.geograph.ie/photo/1300319
really you have all the hard work done building the house is easy.

if you can manage the project yourself you will save a good bit to.
get pictures from the net of what you would like to build and get architect to maybe create something for you

BryanF

Assuming all professional fees & planning fees are excluded from the 130k..

BryanF

vinnie13 wrote: »

just a rough guide but and i stress the BUT it can depend on how you want it finished marble counters gold tps etc

http://www.geograph.ie/photo/1300319
really you have all the hard work done building the house is easy.

if you can manage the project yourself you will save a good bit to.
get pictures from the net of what you would like to build and get architect to maybe create something for you

New regs mean the OP will struggle to do what your suggesting

vinnie13

BryanF wrote: »

New regs mean the OP will struggle to do what your suggesting

whys that?im doing it for my build starting in a few weeks.
theres nothing in the regs to say you cant organise the build and the contractors yourself.
the new regs requre the architect to visit the site to assure it is been done properly

sydthebeat

vinnie13 wrote: »

whys that?im doing it for my build starting in a few weeks.
theres nothing in the regs to say you cant organise the build and the contractors yourself.
the new regs requre the architect to visit the site to assure it is been done properly

The regs say you have to appoint a competent builder.

vinnie13

sydthebeat wrote: »

The regs say you have to appoint a competent builder.

and how will that stop op doing what i said?

sydthebeat

vinnie13 wrote: »

and how will that stop op doing what i said?

I was just clarifying for you because you forget to mention it

begod

sydthebeat wrote: »

The regs say you have to appoint a competent builder.

Thanks for the replies, but just to note that it is a council mortgage so they have told me I have go with a registered contractor.

sydthebeat

begod wrote: »

Thanks for the replies, but just to note that it is a council mortgage so they have told me I have go with a registered contractor.

And so it starts

hexosan

With a registered contractor and all the associated professional fees you'll get next to nothing in a new build for your €130k. Something along the lines of a dog box. You'd be far better off buying a second hand house, saving yourself a ton of hassle. This is from someone building at the moment.

begod

hexosan wrote: »

With a registered contractor and all the associated professional fees you'll get next to nothing in a new build for your €130k. Something along the lines of a dog box. You'd be far better off buying a second hand house, saving yourself a ton of hassle. This is from someone building at the moment.

We were planning on buying but then we got a site for free in a location we like.

"a dog box" That's depressing, I was thinking we wouldn't be able to build anything special just a simple bungalow but not the equivalent of a dog box!

kkelliher

This is an impossible question to answer as you will need to factor in so many variables.

Site
Drainage requirements
sewage requirements
Water requifements
Esb/eircom etc
Planning costs.
contributions (which could be 10% of your budget alone depending on location)
Professional fees
Site tests
boundary treatments and site lines
And then the house
and then the entrance
And then the driveway
and then the patio
And then the shed
An so on

And dont forget the tax man will take another 13.5%

And thats not including furniture etc

And after all that your next door neighbour puts their house on the market for 100k less than you just spent.

In my opinion 130k will not get alot built when you take off planning fees, professional fees and contributions alone

begod

kkelliher wrote: »

This is an impossible question to answer as you will need to factor in so many variables.

Site
Drainage requirements
sewage requirements
Water requifements
Esb/eircom etc
Planning costs.
contributions (which could be 10% of your budget alone depending on location)
Professional fees
Site tests
boundary treatments and site lines
And then the house
and then the entrance
And then the driveway
and then the patio
And then the shed
An so on

And dont forget the tax man will take another 13.5%

And thats not including furniture etc

And after all that your next door neighbour puts their house on the market for 100k less than you just spent.

In my opinion 130k will not get alot built when you take off planning fees, professional fees and contributions alone

130k for just:

1.House build alone with (bungalow with modern standard insulation) built to plastered finish with all fixtures and fittings etc.

2.Normal septic tank

3.Fitted kitchen

4.Solid fuel stove and oil connection


Exclude everything else.

We have all the furniture all ready.

All the rest paid for from savings.( Planning, site work, connections etc.)

Anyone have any examples of houses and square footage "I built this for this amount of money" for example?

kkelliher

begod wrote: »

130k for just:

1.House build alone with (bungalow with modern standard insulation) built to plastered finish with all fixtures and fittings etc.

2.Normal septic tank

3.Fitted kitchen

4.Solid fuel stove and oil connection


Exclude everything else.

We have all the furniture all ready.

All the rest paid for from savings.( Planning, site work, connections etc.)

Anyone have any examples of houses and square footage "I built this for this amount of money" for example?

Hope you have lots of savings.
You cant possibly know what the septic tank requirements are without tests and you will get a mountain of answers to your last question if you do a search on boards but the trouble is if you can believe everything you read and whats included in the price. As someone who does this everyday, a budget of 130k will not build you a home of more than 1000ft2 and even at that it will be a struggle and you will be finishing and decorating it for a long time after

shedweller

This is depressing me! He'd be better off buying a finished house for the same amount and it would be bigger, no hassle with building, no bullsh1t taxes just because you're building...
Altogether better to just buy a house! I'm in a doer upper at the mo and have a normal enough mortgage on it but the house is worth maybe a third what i paid for it. To do it up would cost as much as a finished house today. Depressing.
Carry on!

kkelliher

shedweller wrote: »

This is depressing me! He'd be better off buying a finished house for the same amount and it would be bigger, no hassle with building, no bullsh1t taxes just because you're building...
Altogether better to just buy a house! I'm in a doer upper at the mo and have a normal enough mortgage on it but the house is worth maybe a third what i paid for it. To do it up would cost as much as a finished house today. Depressing.
Carry on!

Couldn't agree more.
I just finished a refurbishment project with a client who spent 360k and house on road for sale asking 235. Client had no intention of ever leaving buts its still hard to justify

mandy gall

We are starting a self build of a bungalow 2800 sq ft with a budget of 150,000 and will have change out of that! Our home will be of high spec and highly efficient. So have hope you just need to research and use your head with every decision. These new regs will change everything though!

kkelliher

mandy gall wrote: »

We are starting a self build of a bungalow 2800 sq ft with a budget of 150,000 and will have change out of that! Our home will be of high spec and highly efficient. So have hope you just need to research and use your head with every decision. These new regs will change everything though!

For clarity "With a budget of" does not equal what it cost and it also does not detail inclusions, exclusions, free labour, supervision, cost of own time etc

mandy gall

If all you have is 150,000 then you HAVE to build your home for 150,000. Just saying it can be done. We have family who are living in fine homes built for 150,000. You have to be willing to give every spare minute to it. The Government are trying to take rights away from the self builder - outrageous.

kkelliher

mandy gall wrote: »

If all you have is 150,000 then you HAVE to build your home for 150,000. Just saying it can be done. We have family who are living in fine homes built for 150,000. You have to be willing to give every spare minute to it. The Government are trying to take rights away from the self builder - outrageous.

Just because you have to does not mean you can. Also giving every spare minute has a cost which most people have to pay for and therefore 150k is not a true cost. People believe what they read and people will believe you can fully build a 2800ft2 house for 150k as you have stated when the reality is you cant unless you add in free labour to an unquantified amount of work.

have2flushtwice

mandy gall wrote: »

If all you have is 150,000 then you HAVE to build your home for 150,000. Just saying it can be done. We have family who are living in fine homes built for 150,000. You have to be willing to give every spare minute to it. The Government are trying to take rights away from the self builder - outrageous.

Well done mandy gall, almost every post on the thread so far has been shooting down the op, that the op hasnt got a hope of doing it. Good to see positivity, and a can do mentality.

have2flushtwice

Kk, how do u put a value on your time doing research into the build, whether u go contract or self build? If u go direct and trust an engineer to manage your next 30 years of investment, and expect not to be involved, eg hes being paid so it will be done right attitude, is that value?

I know a 2850 sq ft house built for 273k, knock off d big garage and ur 150k is bang on the money, they shopped around, bought some material well before time to use it, and were smart about making decisions.

kkelliher wrote: »

Just because you have to does not mean you can. Also giving every spare minute has a cost which most people have to pay for and therefore 150k is not a true cost. People believe what they read and people will believe you can fully build a 2800ft2 house for 150k as you have stated when the reality is you cant unless you add in free labour to an unquantified amount of work.

mandy gall

Yes its all about using your head and shopping around for materials and if at all possible avoiding the building contractor!! And i know you cant put a price on your time but if a man wants to spend his time building a home for his wife and kids i dont think any of them will count his hours days and months spent doing it - its done for love.

bee06

mandy gall wrote: »

Yes its all about using your head and shopping around for materials and if at all possible avoiding the building contractor!! And i know you cant put a price on your time but if a man wants to spend his time building a home for his wife and kids i dont think any of them will count his hours days and months spent doing it - its done for love.

OP has already said he has to use a contractor because he's getting a council mortgage so avoiding one isn't an option.

antiskeptic

Could OP not sell the site he got for free and add the proceeds to the mortgage so as to buy something unencumbered by the new regs. I'm sure a way around the new regs will be found in time but for now...

mandy gall

I hope he gets a decent price. Everyone has the right to own property. There's great satisfaction in watching your home evolving from the ground up. Good luck in the future of house-building in Ireland! It should be most interesting. By the way be sure to ask the contractor for a breakdown of the price incl materials! Also ask him if you can do the shopping around for materials? Its your money after all!

BryanF

mandy gall wrote: »

The Government are trying to take rights away from the self builder - outrageous.

please take read of forum charter before post again. Note this is not politics forum. Thank you (ie cut out the ranting thank you)

Happyman42

BryanF wrote: »

please take read of forum charter before post again. Note this is not politics forum. Thank you (ie cut out the ranting thank you)

How's about cutting out posts like this

BryanF wrote:

New regs mean the OP will struggle to do what your suggesting

The OP ddn't specify any 'type or size' of house. Are you seriously saying he couldn't put any structure up when the planning, drawings and site are paid for?
This forum is getting next to useless with all the 'ah jaysus, yeh can't be doing that' posts. He asked for very particular advice, give it or leave it to those who want to give it.

galwaytt

mandy gall wrote: »

We are starting a self build of a bungalow 2800 sq ft with a budget of 150,000 and will have change out of that! Our home will be of high spec and highly efficient. So have hope you just need to research and use your head with every decision. These new regs will change everything though!

Sorry, but there's no way you will build a house of that size, to meet regs etc for that budget. Btdt, have the T-shirt.

have2flushtwice wrote: »

Well done mandy gall, almost every post on the thread so far has been shooting down the op, that the op hasnt got a hope of doing it. Good to see positivity, and a can do mentality.

Don't confuse positivity with naivete. No one has put down OP. He asked what his budget would get and he's been told what. There is no put-down.

have2flushtwice wrote: »

Kk, how do u put a value on your time doing research into the build, whether u go contract or self build? If u go direct and trust an engineer to manage your next 30 years of investment, and expect not to be involved, eg hes being paid so it will be done right attitude, is that value?

I know a 2850 sq ft house built for 273k, knock off d big garage and ur 150k is bang on the money, they shopped around, bought some material well before time to use it, and were smart about making decisions.

What spec, size and when, and to conform to new March 1st regs ?

mandy gall wrote: »

Yes its all about using your head and shopping around for materials and if at all possible avoiding the building contractor!! And i know you cant put a price on your time but if a man wants to spend his time building a home for his wife and kids i dont think any of them will count his hours days and months spent doing it - its done for love.

Can't avoid contractor from March 1st......

begod wrote: »

I have mortgage approval of €130,000. I haven't a clue what size home or type or quality of home I could build for this.

Could anyone give me examples of what kind of one off house (Bungalow/Dormer bungalow) I could build for this amount of money. Pictures, square footage would be great.

Take it that the site, planning permission, drawings etc. are already paid for.

Thanks in advance.

110sq is my estimate. If you avoid dormer's and hip roof's your money will go further. Build something contemporary with a monopitch roof and it'll go further still. Contemp doesn't have to mean plain or boring either btw.