cost to build house

Ncj

Looking for a rough price to build a 2 bed dorm bungalow grandparents have planning permission to build one so the site is free. Just literally want an average price of normal size 2 bed dormer bungalow

Gumbo

Ncj wrote: »

Looking for a rough price to build a 2 bed dorm bungalow grandparents have planning permission to build one so the site is free. Just literally want an average price of normal size 2 bed dormer bungalow

Have you to pay the contributions and connection fees?
What air tightness do you want to achieve?
Have you any preference to finish etc?
Allows €2k per square meter and see if that gives you a ball park. If happy then get 3 quotes or a QS to accurately prepare a BoQ.

Ncj

Haven't even thought off all that yet just literally jumping ahead of myself had meeting with bank and most they can offer me for a mortgage to build is near to 90thousand il have bit saved myself too so say 120. Does anyone think I'd build a 2 bed dormer bungalow for that?

BryanF

Ncj wrote: »

Looking for a rough price to build a 2 bed dorm bungalow grandparents have planning permission to build one so the site is free. Just literally want an average price of normal size 2 bed dormer bungalow

Where?
Size? In m2
When was planning granted?
Is there mains sewer available?

120k - vat labour @ 13.5% - vat materials at 23% - council fees - waste treatment - services connections - professional fees - then actual build costs.. I think you had better keep saving

Ncj

Where it is in clondalkin at the side of my grandparents house they have been accepted for planning permission. Site is free size granted is 102sq meter.

Gumbo

Ncj wrote: »

Haven't even thought off all that yet just literally jumping ahead of myself had meeting with bank and most they can offer me for a mortgage to build is near to 90thousand il have bit saved myself too so say 120. Does anyone think I'd build a 2 bed dormer bungalow for that?

I personally think you will not get it built for that budget. Even a self build would be higher.

LA Contribution must be circa 7-10k
water connection
esb connection
gas connection
Part L compliance with renewables......

I think you will need very close to 200k to get it completely finished.

You could pay a QS now to price it accurately. It may cost a few hundred now, but it will give you a concrete base as to what you need to aim for.

FLC

Looking for per metre 2 cost indicator for 125m2 extension, North Tipp. Single story, roof -natural slate, V roof with two hips, some architectural cladding (approximately 13sqm2), some stonework, some cedar panelling . Heating system oil to be upgraded, solar panels.

Any thoughts?

Gumbo

FLC wrote: »

Looking for per metre 2 cost indicator for 125m2 extension, North Tipp. Single story, roof -natural slate, V roof with two hips, some architectural cladding (approximately 13sqm2), some stonework, some cedar panelling . Heating system oil to be upgraded, solar panels.

Any thoughts?

200k
Get a QS and quotes for an exact price.

FLC

kceire wrote: »

200k
Get a QS and quotes for an exact price.

Thanks for that. QS lined up through the architect. What does that 200k exclude for example?

Gumbo

FLC wrote: »

Thanks for that. QS lined up through the architect. What does that 200k exclude for example?

It's a beer at calculation to suss out your expectations on cost.
It wouldn't include or exclude anything in particular.

The devil is in the detail, and once you have your construction drawings and QS BoQ you will be able to itemise it exactly.

kkelliher

FLC wrote: »

Thanks for that. QS lined up through the architect. What does that 200k exclude for example?

I apologies in advance for what sound like a silly answer but it excludes everything that's not included. Its a pie in the sky best guess dart board roundabout ballpark figure. Your house will cost what your house costs, not what the neighbour built for and not what google tells you. You need to work specifically with your own property and the plan you have to work out the actual costs as otherwise you can find yourself well down the road with an unrealistic expectation and making decisions in the blind.

The easy step approach for any build:

1. sketch plan from designer
2. cost plan from qs (and subsequent work to get it to a value you can work with)
3. planning design based on cost plan by designer
4. planning grant
5. tender pack
6. tender review and alterations to adjust for overruns
7. contract with builder
8. build process
9. dream home move in day

FLC

Thanks for that.

sketch plan from designer -check
cost plan from qs (and subsequent work to get it to a value you can work with) -not done
planning design based on cost plan by designer -check
planning grant -check
tender pack -waiting on structural drawings to complete pack

tender review and alterations to adjust for overruns
contract with builder
build process
dream home move in day

I hear what you are saying in terms of its gonna cost what its gonna cost. Architect is of the view that the market (builders) will tell us what its going to cost. We have told the architect our budget and he believes he is within that, but I would like more certainty and sooner than the point at which a number of builders and their QSs provide a build figure.

Are we both "right" or should I be looking for a QS now ie prior to tendering so we have a handle on where we are vs budget?

kkelliher

FLC wrote: »

Thanks for that.

sketch plan from designer -check
cost plan from qs (and subsequent work to get it to a value you can work with) -not done
planning design based on cost plan by designer -check
planning grant -check

This is where alot of clients go astray. You have in theory skipped an extremely important step in the process as you have skipped over the costing of the idea into getting a grant of planning. In simply terms you now have planning for something you may or may not afford and if you cant, to change it may require you going back down the process again. This happens regularly and comes as a shock when tenders are returned. There is only so much that can come off finishes etc before the structure needs to change if a large cost change is required. Every job is different and every budget is different so it will come down to the specifics of your job as to what you can or cant do.

Hopefully your fairy godmother is watching over you and the tenders come back in budget.