5 bed house.

tom_tarbucket

hi, this is probably a stupid question but I haven't got a clue. dis regard the site cost.

how much would it cost to build a 5 bedroom 2 storey
house................nothing fancy really, just a standard build.

I know it's a difficult question to answer, but I'm just looking for a very rough ball park figure, as I literally have no idea.

delthedriver

What is the total area of the house you propose building?

€100 per sq ft may be a good starting point .

Quality & Finish may increase above amount.

tom_tarbucket

delthedriver wrote: »

What is the total area of the house you propose building?

€100 per sq ft may be a good starting point .

Quality & Finish may increase above amount.

thanks.

about 2700 square feet.

when people quote a price per square feet, is it just purely for the house build shell itself ?

i.e. I presume it does not include lawns, drive ways, front wall, garage, furniture, fittings, architects

spin777

€100 per sq ft is good if your subbing it all out yourself and you are very, very shrewd etc but with new regs and employing a builder it'd work at €140-160 per sq ft for standard finish, kitchens, bathrooms, the whole lot. Good luck

delthedriver

tom_tarbucket wrote: »

thanks.

about 2700 square feet.

when people quote a price per square feet, is it just purely for the house build shell itself ?

i.e. I presume it does not include lawns, drive ways, front wall, garage, furniture, fittings, architects

It depends on what specification you are giving the builder to quote on.

There is a term" builders finish", which would usually exclude built in units in kitchen , bathrooms, painting & driveway finish.

So your ball park figure is 270 k! Perhaps it would be best to talk to a number of building contractors and get an idea of their prices / specifications before you go any further.

I would recommend the services of a Construction Engineer to oversee the project on your behalf. This would alleviate any issues which may arise & ensure the project runs on schedule and more importantly on budget.

There are lots of things you may wish to consider including in your list of requirements, solar heating, higher spec insulation, underfloor heating to mention a few........ It is cheaper to include such items at building stage than retro fit in 5 years time.

Worth having a look a Grand Designs on Channel 4, just to get ideas and a handle on processes and projects.

It is an exciting project for you, chat with an architect an get some initial plans drawn up with the specs you want. Take your time and give the project lots of thought . Enjoy!

Happy 2015!:)

tom_tarbucket

delthedriver wrote: »

It depends on what specification you are giving the builder to quote on.

There is a term" builders finish", which would usually exclude built in units in kitchen , bathrooms, painting & driveway finish.

So your ball park figure is 270 k! Perhaps it would be best to talk to a number of building contractors and get an idea of their prices / specifications before you go any further.

I would recommend the services of a Construction Engineer to oversee the project on your behalf. This would alleviate any issues which may arise & ensure the project runs on schedule and more importantly on budget.

There are lots of things you may wish to consider including in your list of requirements, solar heating, higher spec insulation, underfloor heating to mention a few........ It is cheaper to include such items at building stage than retro fit in 5 years time.

Worth having a look a Grand Designs on Channel 4, just to get ideas and a handle on processes and projects.

It is an exciting project for you, chat with an architect an get some initial plans drawn up with the specs you want. Take your time and give the project lots of thought . Enjoy!

Happy 2015!:)

thanks. more questions.

- how much would a construction engineer cost for a 5 bed house project ?

- how long would it take to build a 5 bed louse ?


just again looking for rough estimates.

Gumbo

tom_tarbucket wrote: »

thanks. more questions.

- how much would a construction engineer cost for a 5 bed house project ?

- how long would it take to build a 5 bed louse ?


just again looking for rough estimates.

Forget about the 5 bed aspect. It's got nothing to do with it.
It's all about the area and detail of finish.

Have you got a detailed set of construction/tender drawings?
One builder may quote you 50k less but to a lesser standard.

Have you got an assigned Certifier engaged? Have you obtained planning yet?

tom_tarbucket

kceire wrote: »

Forget about the 5 bed aspect. It's got nothing to do with it.
It's all about the area and detail of finish.

Have you got a detailed set of construction/tender drawings?
One builder may quote you 50k less but to a lesser standard.

Have you got an assigned Certifier engaged? Have you obtained planning yet?

well I'm sure it would cost less to build a 3 bed versus a 5 bed which is why I mentioned it.

Anyway, I haven't even started any of the process, I haven't got the first clue of things. , I'm just looking for rough ball park figures, that's all I'm trying to achieve right now.

Gumbo

tom_tarbucket wrote: »

well I'm sure it would cost less to build a 3 bed versus a 5 bed which is why I mentioned it.

Anyway, I haven't even started any of the process, I haven't got the first clue of things. , I'm just looking for rough ball park figures, that's all I'm trying to achieve right now.

No, not necessarily. A 200m2 3 bed house can cost the same to build as a 6 bed 200m2 house. Get my drift.

Nobody can tell you exactly how much without a rough floor plan at least in my opinion. There are so many variables including the new building control act, the newer technical requirements and in particular Part L of the Building Regulations.

A ball park figure would be about €1500 per square foot and that can come down or up depending on spec. That doesn't include site suitability tests, planning applications or building control administration.

Allow 20k for professional fees would be a reasonable figure to allow for architects fee for design and planning and engineers fee for structural design and maybe also a BER assessor and QS.

tom_tarbucket

kceire wrote: »

No, not necessarily. A 200m2 3 bed house can cost the same to build as a 6 bed 200m2 house. Get my drift.

Nobody can tell you exactly how much without a rough floor plan at least in my opinion. There are so many variables including the new building control act, the newer technical requirements and in particular Part L of the Building Regulations.

A ball park figure would be about €1500 per square foot and that can come down or up depending on spec. That doesn't include site suitability tests, planning applications or building control administration.

Allow 20k for professional fees would be a reasonable figure to allow for architects fee for design and planning and engineers fee for structural design and maybe also a BER assessor and QS.

get ya.

I presume you mean 150 euro per square yard ; )


if all paperwork etc out of the way, how long would it take to build the actual house........A year, 2 years etc.

bee06

Myself and my husband just moved into our newly built house. It took exactly a year from digging the foundations to moving in.

BorneTobyWilde

Huge costs could be cut if one takes on some on the work. Getting it up to the first layer of blocks could cost 30k, yet one could do that with direction .

tom_tarbucket

bee06 wrote: »

Myself and my husband just moved into our newly built house. It took exactly a year from digging the foundations to moving in.

must be a nice feeling !

thanks for that. Was there many delays in that or all smooth sailing ?

galwaytt

BorneTobyWilde wrote: »

Huge costs could be cut if one takes on some on the work. Getting it up to the first layer of blocks could cost 30k, yet one could do that with direction .

..You'd want' to familiarise yourself with current building regs etc of you think that's even remotely possible. ...

Aard

tom_tarbucket wrote: »

I presume you mean 150 euro per square yard ; )

€1,500 per square metre. All planning applications are measured in metric.

BryanF

BorneTobyWilde wrote: »

Huge costs could be cut if one takes on some on the work. Getting it up to the first layer of blocks could cost 30k, yet one could do that with direction .

Have you been following the si9 2014 building control regs fiasco? http://www.boards.ie/vbulletin/showthread.php?t=2057198631

bee06

tom_tarbucket wrote: »

must be a nice feeling !

thanks for that. Was there many delays in that or all smooth sailing ?

Smooth enough, there were a few delays but that's par for the course. We were also very lucky at times, for example they were a week late starting the week the roof and finishing the gable ends. That was the week of the huge storms last year. If they had started when they were due to the whole lot would probably have been pulled down with the wind plus who knows what damage.

Part of building is getting to the mindset that things won't go exactly to plan and not letting it stress you too much or else you'll be miserable for the whole process.

Gumbo

tom_tarbucket wrote: »

get ya.

I presume you mean 150 euro per square yard ; )


if all paperwork etc out of the way, how long would it take to build the actual house........A year, 2 years etc.

No, I would budget 1500 per square meter. No measurements occur in yards or feet technically.

Once all the planning, tender, commencement details are done, you would be in within a year definitely. Couple of months tbh.

BorneTobyWilde wrote: »

Huge costs could be cut if one takes on some on the work. Getting it up to the first layer of blocks could cost 30k, yet one could do that with direction .

No assigned Certifier will allow you to construct foundations and rising walls on your own and then expect hem to sign off on them. Not anymore.

BryanF wrote: »

Have you been following the si9 2014 building control regs fiasco? http://www.boards.ie/vbulletin/showthread.php?t=2057198631

Read the above, Bryan speaks the truth.

galwaytt

BorneTobyWilde wrote: »

Huge costs could be cut if one takes on some on the work. Getting it up to the first layer of blocks could cost 30k, yet one could do that with direction .

No, you couldn't. Those days are gone, see above posts.

tom_tarbucket

bee06 wrote: »

Smooth enough, there were a few delays but that's par for the course. We were also very lucky at times, for example they were a week late starting the week the roof and finishing the gable ends. That was the week of the huge storms last year. If they had started when they were due to the whole lot would probably have been pulled down with the wind plus who knows what damage.

Part of building is getting to the mindset that things won't go exactly to plan and not letting it stress you too much or else you'll be miserable for the whole process.

did you have someone project manage it for you ? or did you do it all yourself ?

bee06

We built through a contractor so the project management was handled by them. We both work full time and there is no way we would have had the time to project manage it ourselves. It's time consuming enough when it comes to picking out tiles, windows etc.

tom_tarbucket

bee06 wrote: »

We built through a contractor so the project management was handled by them. We both work full time and there is no way we would have had the time to project manage it ourselves. It's time consuming enough when it comes to picking out tiles, windows etc.

how much did the project management stuff cost ? If you don't want to answer, just pm me if that suits.

tom_tarbucket

Im confused now in all of this, during this thread there have been a lot of different people mentioned.

To get the ball rolling i.e. to get the plan of house done and estimate of budget and sent in to county council for planning permission, who do I engage

( 1 ) An architect
( 2 ) A Construction Engineer
( 3 ) A Quantity surveyor
( 4 ) A building contractor
( 5 ) A certifier

Gumbo

tom_tarbucket wrote: »

Im confused now in all of this, during this thread there have been a lot of different people mentioned.

To get the ball rolling i.e. to get the plan of house done and estimate of budget and sent in to county council for planning permission, who do I engage

( 1 ) An architect
( 2 ) A Construction Engineer
( 3 ) A Quantity surveyor
( 4 ) A building contractor
( 5 ) A certifier

An Architect.
A good Architect will be on the ball with current costs and he should know your budget before he designs. He can then try to stay within your budget. No point drawing and lodging a 2700 Sq. Ft house if the budget only covers a 1500 Sq. Ft. house.

tom_tarbucket

kceire wrote: »

An Architect.
A good Architect will be on the ball with current costs and he should know your budget before he designs. He can then try to stay within your budget. No point drawing and lodging a 2700 Sq. Ft house if the budget only covers a 1500 Sq. Ft. house.

Thanks.

another wildly generic q, now that we have entered 2015, in this day and age is it cheaper to build or buy ?

BryanF

tom_tarbucket wrote: »

Thanks.

another wildly generic q, now that we have entered 2015, in this day and age is it cheaper to build or buy ?

A lada or a Bentley? In Moscow or Leitrim? It's a pointless question

Gumbo

tom_tarbucket wrote: »

Thanks.

another wildly generic q, now that we have entered 2015, in this day and age is it cheaper to build or buy ?

Generally speaking, to buy one house now, or build a replica right next door, cheaper to buy imho.

tom_tarbucket

kceire wrote: »

Generally speaking, to buy one house now, or build a replica right next door, cheaper to buy imho.

Thanks good answer, so much of a muchness so between the 2 at the end of the day. Are you including the cost of buying a site here or just purely the build ?

bombadil

tom_tarbucket wrote: »

Thanks.

another wildly generic q, now that we have entered 2015, in this day and age is it cheaper to build or buy ?

As mentioned it depends very much on where in the country you are building and of course the type of house you are building... BER spec etc. In counties such as Donegal where prices have not recovered it is still significantly cheaper to buy than build... even looking on auctioneers websites in Donegal a number of 2000sq ft houses available selling for €150,000.. and of course this includes the site. Even if the site was sold for €30,000 this doesnt leave much for the build, professional fees, development charges etc.

In the vast majority of cases it would cost in the region of €250,000 to buy a site and construct the same property at todays costs.

tom_tarbucket

kceire wrote: »

An Architect.
A good Architect will be on the ball with current costs and he should know your budget before he designs. He can then try to stay within your budget. No point drawing and lodging a 2700 Sq. Ft house if the budget only covers a 1500 Sq. Ft. house.

Thanks, so what does the quantity surveyor, construction engineer and certifier do in a house build - in simple terms ?

bombadil

tom_tarbucket wrote: »

Thanks, so what does the quantity surveyor, construction engineer and certifier do in a house build - in simple terms ?

In most cases your architect will cover all of the above

sydthebeat

tom_tarbucket wrote: »

Thanks, so what does the quantity surveyor, construction engineer and certifier do in a house build - in simple terms ?

at domestic level, most of the services provided by these different services are the same, its only at high level commercial / industrial do you really see the different skill sets.

only really the structural engineer, in specifying elements of structure, is unique at domestic level.

tom_tarbucket

Thanks

and would an architect also be a project manager for a house build if needed ?
or is that a separate thing that needs to be done.

I know these questions appear stupid, but im just trying to figure out how many different people are needed and who in the fE%k does what

sydthebeat

tom_tarbucket wrote: »

Thanks

and would an architect also be a project manager for a house build if needed ?
or is that a separate thing that needs to be done.

I know these questions appear stupid, but im just trying to figure out how many different people are needed and who in the fE%k does what

generally not, the architect should be 'your representative' in the building process whereas the project manager is generally the building contractor.

there are no stupid questions

BryanF

tom_tarbucket wrote: »

Thanks

and would an architect also be a project manager for a house build if needed ?
or is that a separate thing that needs to be done.

I know these questions appear stupid, but im just trying to figure out how many different people are needed and who in the fE%k does what

The project manager would effectively be the same thing as a main contractor on a domestic build.

The architect will manage contract between you and the main contractor

tom_tarbucket

Ive googled this and cannot find an answer.

Can an Irish citizen buy a site anywhere in Ireland and build on it ? Or are there more rules here ?

sydthebeat

tom_tarbucket wrote: »

Ive googled this and cannot find an answer.

Can an Irish citizen buy a site anywhere in Ireland and build on it ? Or are there more rules here ?

no

we have planning laws and a planning process

tom_tarbucket

sydthebeat wrote: »

no

we have planning laws and a planning process

is there any website that explains this ?
searched multiple websites and none give me an answer.

essentially, im just looking to find out where I can buy and build. no point in me planning on buying a site somehere if I cant build on it.

Gumbo

tom_tarbucket wrote: »

is there any website that explains this ?
searched multiple websites and none give me an answer.

essentially, im just looking to find out where I can buy and build. no point in me planning on buying a site somehere if I cant build on it.

This a whole new process, having a site suitable for development is totally different to simply having a site. You cannot just buy and build anywhere without going through the planning process.
Where are you based? Have you ever heard of the planning process?

With all due respect, you sound like you have no experience with anything constriction/planning related. In this case it will be a long hard road to go yourself. You really need someone local with planning experience that know how to approve the council with a particular site etc.

You need to speak to a planner in the council on each site you view to see its potential.

bombadil

Best place to start is the County Councils Planning section for the County you are interested in or the county development plan to check for designated areas, areas of outstanding beauty etc. which will reduce or eliminate your chance of getting planning

Also take a look at the Deparment of Environment who enforce the Planning Legislation http://www.environ.ie/en/DevelopmentHousing/PlanningDevelopment/

Most Council websites also have a planning map viewer where you can view planning permissions granted or refused in any given area and the planning conditions attached to those granted permission.

There are many variables to having planning permission granted.. however the county councils planning officers are usually straight up about whether permission is likely in general terms if you book an appointment with them

tom_tarbucket

I suppose im more so on about rules of being from the local area.

high level, are there any rules like : you can only build at Site A if you grew up within 10 miles of site A ?

Gumbo

tom_tarbucket wrote: »

I suppose im more so on about rules of being from the local area.

high level, are there any rules like : you can only build at Site A if you grew up within 10 miles of site A ?

Yes, those rules are strongly enforced by county councils. You should look in your own area, where you grew up, where you went to school, made confirmation etc as these things can help with an application in sensitive areas. Meath county council can be quite strict for example.

tom_tarbucket

kceire wrote: »

Yes, those rules are strongly enforced by county councils. You should look in your own area, where you grew up, where you went to school, made confirmation etc as these things can help with an application in sensitive areas. Meath county council can be quite strict for example.

perfect, that's all I wanted to find out. thanks.

sydthebeat

tom_tarbucket wrote: »

perfect, that's all I wanted to find out. thanks.

tom

a lot of counties have areas where population is declining and therefore the 'local needs' requirement isnt applied during the planing process.

these are referred to as "structurally weak" areas.

so if you have a preferably area in which you wish to live you coulod check the county development plan and see if that county has structurally weak areas

dialemma

First you should speak to a qualified Architect, they will advise you on the steps and requirements. The RIAI website includes a register or architects in your area which you can search by location and most should hold an initial discussion with you free of charge. Depending on the complexity of the build you may or may not need the additional professionals and sometimes they work directly with the Architect. e.g. a QS will accurately cost the the build items and quantities required for your particular design and construction, the engineer will be involved if there were to be out of the ordinary structural elements although in many cases again the Architect can do this for you or deal with the engineer if required. The certifier is the individual who signs off to confirm that all has been done in accordance with Building Regulations and you will require this certification in order to drawn down the mortgage etc. Again Architects are qualified to complete the certification stage and they will include this in their professional fees.

tom_tarbucket

dialemma wrote: »

First you should speak to a qualified Architect, they will advise you on the steps and requirements. The RIAI website includes a register or architects in your area which you can search by location and most should hold an initial discussion with you free of charge. Depending on the complexity of the build you may or may not need the additional professionals and sometimes they work directly with the Architect. e.g. a QS will accurately cost the the build items and quantities required for your particular design and construction, the engineer will be involved if there were to be out of the ordinary structural elements although in many cases again the Architect can do this for you or deal with the engineer if required. The certifier is the individual who signs off to confirm that all has been done in accordance with Building Regulations and you will require this certification in order to drawn down the mortgage etc. Again Architects are qualified to complete the certification stage and they will include this in their professional fees.

excellent reply, thanks.

Arc solutions

sydthebeat wrote: »

no

we have planning laws and a planning process

Hi tom. I'm a qualified architect. The quick answer to your question is that to build on a green field site you have to have been born in the locality, usually within 10-15km of your original home, depending on which coco. Look at country development plan. You may also build in the country thou if it relates to your work and you can prove this. I.e a horse trainer with your training grounds beside for example.
It all depends on the argument you can make
You can also buy a old building/ site, knock it and start again.

BryanF

Arc solutions wrote: »

You can also buy a old building/ site, knock it and start again.

subject to planning, which should be applied for prior to purchase

tom_tarbucket

Arc solutions wrote: »

Hi tom. I'm a qualified architect. The quick answer to your question is that to build on a green field site you have to have been born in the locality, usually within 10-15km of your original home, depending on which coco. Look at country development plan. You may also build in the country thou if it relates to your work and you can prove this. I.e a horse trainer with your training grounds beside for example.
It all depends on the argument you can make
You can also buy a old building/ site, knock it and start again.

thanks arc.

RORY O CONNOR

tom_tarbucket wrote: »

hi, this is probably a stupid question but I haven't got a clue. dis regard the site cost.

how much would it cost to build a 5 bedroom 2 storey
house................nothing fancy really, just a standard build.

I know it's a difficult question to answer, but I'm just looking for a very rough ball park figure, as I literally have no idea.

Work with €1300 per square meter finished

tom_tarbucket

RORY O CONNOR wrote: »

Work with €1300 per square meter finished

but is this jepordising quality ?