Costs per sqm bunglaow extension Kildare

tcif

We're planning an extension to a bungalow - in summary 21sqm with a vaulted ceiling, 2 velux in the roof, a lot of windows in two sides of the room. To attach it to the existing house will require removal of existing wall and the installation of a steel beam and cutting into the existing roof.

We've gotten quotes from a number of builders which have varied hugely but (with the exception of one) are coming in on average at almost €2500 per sqm, which is considerably more than we were expecting. Has anyone any advice to offer as to whether this is reasonable or what sort of costs per sqm we might have expected?

Thanks very much

Tefral

So your talking €52,500 for the works does that include VAT?

tcif

cronin_j wrote: »

So your talking €52,500 for the works does that include VAT?

Yes, including VAT

Tefral

tcif wrote: »

Yes, including VAT

Thats a good price.

tcif

Really? Wow....we thought it would be less.
But thanks, just trying to figure out if it's our expectations or the prices we've gotten that are out of kilter

Tefral

tcif wrote: »

Really? Wow....we thought it would be less.
But thanks, just trying to figure out if it's our expectations or the prices we've gotten that are out of kilter

No, its about right. Maybe you could negotiate €1/2k off it but your talking about cutting into an existing roof etc. Not just a straight forward job.

Most extensions I have priced lately are north of €35k for same size and smaller and thats in Limerick.

tcif

cronin_j wrote: »

Most extensions I have priced lately are north of €35k for same size and smaller and thats in Limerick.

Thanks, cronin_j, I really appreciate the feedback. We're just trying to get an understanding of what a fair price is and have no experience so this is great. Can I just ask, on what you said above above, is it where we are (Kildare) that's pushing prices so far north of 35k as to hit the mid to low 50k's?

893bet

Depends on what level of finish is included (builders finish or turn key).

Your spec sounds high enough with the vaulted ceiling, and all the windows. This is adding significant cost.

Tefral

tcif wrote: »

Thanks, cronin_j, I really appreciate the feedback. We're just trying to get an understanding of what a fair price is and have no experience so this is great. Can I just ask, on what you said above above, is it where we are (Kildare) that's pushing prices so far north of 35k as to hit the mid to low 50k's?

I should have specified the €35k is excluding VAT and as rightly said above depends on the spec. The €35k ones tend to have a double sliding door to back and one or two windows max. Your going for steel etc.

If all the quotes are near enough its a good indication. Ask them for a BOQ. You Could post it here and id run through it with ya

tcif

We had a few that were similar, in the low to mid 50's. A few in the 60/70k + bracket and one in the mid 40's. Some of the quotes have been detailed in referencing our drawings, some have been little more than a price on a piece of headed paper so a bit hard to compare exactly - we'll be relying on our engineer in the end to make sure all specs are met.

What's a BOQ? Sorry, but unfamiliar term

Tefral

tcif wrote: »

We had a few that were similar, in the low to mid 50's. A few in the 60/70k + bracket and one in the mid 40's. Some of the quotes have been detailed in referencing our drawings, some have been little more than a price on a piece of headed paper so a bit hard to compare exactly - we'll be relying on our engineer in the end to make sure all specs are met.

What's a BOQ? Sorry, but unfamiliar term

Bill of Quantities, essentially a full breakdown of the job under the headings Quantity, Unit and Rate.

tcif

cronin_j wrote: »

Bill of Quantities, essentially a full breakdown of the job under the headings Quantity, Unit and Rate.

Out of 9 quotes only one was even remotely that detailed, and the most expensive by a long way

Gumbo

cronin_j wrote: »

Bill of Quantities, essentially a full breakdown of the job under the headings Quantity, Unit and Rate.

Out of interest, how much would a BOQ cost a home owner planning to get some work done?

tcif wrote: »

Out of 9 quotes only one was even remotely that detailed, and the most expensive by a long way

Most builders will not provide you with a BOQ for a quote.
If you want detailed quotes to compare, you need to provide a detailed BOQ to each builder so you can see where one is more expensive than the other.

Tefral

kceire wrote: »

Out of interest, how much would a BOQ cost a home owner planning to get some work done?

Depends on the project, for an extension your looking at around 350+vat. For a full house, it depends on the size and complexity.

Your generally looking at around 1-1.5% of the total costs.

Casati

That sounds like mad money unless the glazing is super expensive or includes an expensive fitted kitchen. Two velux windows does not justify 50k+ for a small extension

tcif

The glass is triple glazing and we had it priced independently at just over 5k. We're not sure how much the individual builders are allowing for that in their quotes - we've just gone back to them to ask.