Cost of extension 2017

paulanthony

Hi all

I was hoping you would have some information on average construction / renovation prices in Dublin at the moment.  We are at too early a stage to look for builder quotes and indeed the cost may influence the design.

We own a 58 sqm mid-terrace house and were planning on building a rear extension (with planning permission) of 32-38 sqm (two storey extension of equal size on top and bottom).

The overall project would also involve renovating the existing house which needs modernisation.  This would likely involve some rewiring, replumbing, insulation (wall and ground floor), plaster skimming and similar.  Not quite gutting the existing part but approaching that level...!

In terms of average costs per sqm, these tend to vary widely and I appreciate that they will not be the same for us as for a new build on a greenfield site, nor will they be the same as an extension to a much more modern house and the renovation will likely be maybe 40% of the cost?

Any guidance as to cost would be very much appreciated.

Gumbo

Beer mat calculation to see where your at :

€1500 per square meter for new works (extension etc) excluding floor finishes and kitchen.

€1000 per square meter for refurb of existing house.

Can go up a lot depending on spec by it won't drop much from those figures in Dublin at present.

lovehathi

Hi

Just to give you an idea, we got quote for 2 storey extension to the side of our house 38 sqm =89500??, builders finish, no internal alterations.

I think Probably he didn't wanted to do the job,

Gumbo

My guys just priced a 44Sq. M single storey wrap around extension today. Front, rear and side. Brick finish to front, render to rear and side. 2 large roof lights and rearrangement of downstairs (flipping kitchen from rear to front).

€1886 per Sq. M including VAT.

paulanthony

kceire wrote: »

My guys just priced a 44Sq. M single storey wrap around extension today. Front, rear and side. Brick finish to front, render to rear and side. 2 large roof lights and rearrangement of downstairs (flipping kitchen from rear to front).

€1886 per Sq. M including VAT.

So the total was approx €83k including the internal work to rearrange the kitchen?  Sounds like the extension might be a little more complicated than ours also.

Gumbo

paulanthony wrote: »

So the total was approx €83k including the internal work to rearrange the kitchen?  Sounds like the extension might be a little more complicated than ours also.

Yes, in fairness, all the services have to be extended by a few meters etc
Price also includes windows.

spaceHopper

We're at a similar stage, our architect is saying that plumbing and electricla rate have gone up a lot and is taling about 2K+ for new build and 900 for referb. I'm not sure if I believer them. Any experience?

Gumbo

spaceHopper wrote: »

We're at a similar stage, our architect is saying that plumbing and electricla rate have gone up a lot and is taling about 2K+ for new build and 900 for referb. I'm not sure if I believer them. Any experience?

Depends on the spec. It can be higher or lower.
Look at the posts in this thread.

Moving2017

Hi,

I know this is from February, but did you get any further on quotes? I'm in a similar position, but just starting the process and was hoping to get an idea of budget.

Thanks!

enricoh

2k per sq. M sounds bananas to me. Im doing a 70sq m extension at the back of my house in meath and im hoping to get the shell watertight with windows in at a bit over 20k not including rendering n pump walls going direct labour.
I had space to get big digger down the side and I put topsoil n rubble in corner of the site which saved a good few grand which I appreciate most people cant.
So far, demolish flat roof extension, dig, steel in and pour founds, stub walls , 100mm insulation, 100mm conc floor powerfloated cost 5k
Probaby 5k to get walls up to wallplate with joists n steel beam in. Chippy is at roof, slater coming including materials 6k ish. Windows and doors are 5 k only double glazed. Soffit n fascia 1 or 2k I hope!
Its really not rocket science, imo yer paying a builder 1000 a sq m to make phone calls to organize lads. All I did is get a list off each tradesman of what materials he wanted sitting there for him. Got recommended lads not page 1 Google lads! Will take longer but saves a fair few quid

I am not very good at maths, or general calculations.

So I can't be fully sure of my sq/meter size. My budget and pricing is messy, too. With nothing concrete in place, price wise, and working on a day-rate for labour and paying for other bits and pieces as I go.

However, assuming my ballpark figure is somewhat reliable, I believe I'm getting an approximately 50sq/meter wraparound (L-Shaped, back and side) single storey extension for in and around €35k.

I'm not sure what first and second fix finishes are, exactly, but I anticipate for this budget that I will have my plumbing sorted, and wiring sorted (the kitchen is the room getting extended, and the actual kitchen itself, sink and units, will be moving from one side of the room to the other). But the walls will not be painted (they will be plastered), doors won't be hung, no skirting, architrave, obviously no furniture, etc so the €35k is effectively buying me an L shaped box with a roof and floor, and knocking a wall from the back of the house into it.


I'm in Drogheda, though, not Dublin. However, assuming my pricing is somewhat accurate, I would suggest perhaps getting a Louth, Meath, Cavan, etc. based builder to quote?

(I could well be back here in a couple of weeks claiming that I've been robbed and it cost a lot more, or the house fell apart, etc. but at the moment that's the situation. Work starts on Monday coming).


I can't imagine the price difference between Dublin/Drogheda should be as big as people are making out on here?

I'd almost be interested in making a thread with the general idea of what the extension is gonna be, and let people guess the price of it, and then report back periodically to see how accurate the boards' guess is.

(edit: I think a 50sq/meter extension for €35k means I'm paying €700 per sq/meter?)

BryanF

Deleted User wrote: »

I am not very good at maths, or general calculations.

So I can't be fully sure of my sq/meter size. My budget and pricing is messy, too. With nothing concrete in place, price wise, and working on a day-rate for labour and paying for other bits and pieces as I go.

However, assuming my ballpark figure is somewhat reliable, I believe I'm getting an approximately 50sq/meter wraparound (L-Shaped, back and side) single storey extension for in and around €35k.

I'm not sure what first and second fix finishes are, exactly, but I anticipate for this budget that I will have my plumbing sorted, and wiring sorted (the kitchen is the room getting extended, and the actual kitchen itself, sink and units, will be moving from one side of the room to the other). But the walls will not be painted (they will be plastered), doors won't be hung, no skirting, architrave, obviously no furniture, etc so the €35k is effectively buying me an L shaped box with a roof and floor, and knocking a wall from the back of the house into it.


I'm in Drogheda, though, not Dublin. However, assuming my pricing is somewhat accurate, I would suggest perhaps getting a Louth, Meath, Cavan, etc. based builder to quote?

(I could well be back here in a couple of weeks claiming that I've been robbed and it cost a lot more, or the house fell apart, etc. but at the moment that's the situation. Work starts on Monday coming).


I can't imagine the price difference between Dublin/Drogheda should be as big as people are making out on here?

I'd almost be interested in making a thread with the general idea of what the extension is gonna be, and let people guess the price of it, and then report back periodically to see how accurate the boards' guess is.

(edit: I think a 50sq/meter extension for €35k means I'm paying €700 per sq/meter?)

I think we should wait until your finished, then you can confirm your costs and what savings the time/labour you or family/friends have put in.

BryanF

BryanF wrote: »

I think we should wait until your finished, then you can confirm your costs and what savings the time/labour you or family/friends have put in.

Yeah, I will keep a track record of everything. Although I don't really intend to put much effort or work into this myself personally (well, except to ask inane questions and get in the way.. like most customers do :P )

Moving2017

[Deleted User] wrote: »

I am not very good at maths, or general calculations.

So I can't be fully sure of my sq/meter size. My budget and pricing is messy, too. With nothing concrete in place, price wise, and working on a day-rate for labour and paying for other bits and pieces as I go.

However, assuming my ballpark figure is somewhat reliable, I believe I'm getting an approximately 50sq/meter wraparound (L-Shaped, back and side) single storey extension for in and around €35k.

I'm not sure what first and second fix finishes are, exactly, but I anticipate for this budget that I will have my plumbing sorted, and wiring sorted (the kitchen is the room getting extended, and the actual kitchen itself, sink and units, will be moving from one side of the room to the other). But the walls will not be painted (they will be plastered), doors won't be hung, no skirting, architrave, obviously no furniture, etc so the €35k is effectively buying me an L shaped box with a roof and floor, and knocking a wall from the back of the house into it.


I'm in Drogheda, though, not Dublin. However, assuming my pricing is somewhat accurate, I would suggest perhaps getting a Louth, Meath, Cavan, etc. based builder to quote?

(I could well be back here in a couple of weeks claiming that I've been robbed and it cost a lot more, or the house fell apart, etc. but at the moment that's the situation. Work starts on Monday coming).


I can't imagine the price difference between Dublin/Drogheda should be as big as people are making out on here?

I'd almost be interested in making a thread with the general idea of what the extension is gonna be, and let people guess the price of it, and then report back periodically to see how accurate the boards' guess is.

(edit: I think a 50sq/meter extension for €35k means I'm paying €700 per sq/meter?)

Are you building on a detached/semi detached house? Ease of Access or lack there of might be adding to the cost?

Moving2017

Moving2017 wrote: »

Are you building on a detached/semi detached house? Ease of Access or lack there of might be adding to the cost?

End terrace house. But have rear access, and friendly neighbour is also allowing us to knock the wall between our gardens for greater access and to place skips, etc nearer to the work zone (in return i threw her a couple of euro and she has use of the skips etc as she sees fit - it was a fair arrangement).

jay0109

I had a single story extension done late last year in Sth Dub
http://www.boards.ie/vbulletin/showthread.php?t=2057679411
Cost for builder finish came to €1,865 per sq meter excl VAT. We used a lot of glass however which probably pushed up the costs

Moving2017

Thanks, Really good information on that Thread.. Could you PM me the details of the builder you used? I'm hoping to get quotes from builders who's work I've seen. Thanks!

jay0109 wrote: »

I had a single story extension done late last year in Sth Dub

Cost for builder finish came to €1,865 per sq meter excl VAT. We used a lot of glass however which probably pushed up the costs

andymx11

Sorry to bring up an old thread but currently in the process of getting quotes off various builders for a rear of house extension.

Would I be right in saying average cost per SQ meter is somewhat compromised if the extension is small (circa 18sqm)? In other words, the price of a 18sqm extension may not be drastically different to a 28sqm extension as the majority of the work needs to be done regardless of size.

I got first estimate last week of 55k for the 18sqm extension. This is builders finish (plumbing etc.) and includes the movement of one load bearing wall and the taking down of another load bearing wall.

To me it seemed a little expensive for the size of it. In fairness I did want the back of the house with a lot of glass the whole way across but even with that it didn't add up to what I've read here and on the internet in relation to cost guides.

Have a number of other builders coming out and hopefully they will be a little better on price!

Moving2017

andymx11 wrote: »

Sorry to bring up an old thread but currently in the process of getting quotes off various builders for a rear of house extension.

Would I be right in saying average cost per SQ meter is somewhat compromised if the extension is small (circa 18sqm)? In other words, the price of a 18sqm extension may not be drastically different to a 28sqm extension as the majority of the work needs to be done regardless of size.

I got first estimate last week of 55k for the 18sqm extension. This is builders finish (plumbing etc.) and includes the movement of one load bearing wall and the taking down of another load bearing wall.

To me it seemed a little expensive for the size of it. In fairness I did want the back of the house with a lot of glass the whole way across but even with that it didn't add up to what I've read here and on the internet in relation to cost guides.

Have a number of other builders coming out and hopefully they will be a little better on price!

I'm at the same stage as you, will check the various quotes I have for an average price per sqm . are you building in Dublin or outside of Dublin?

andymx11

Moving2017 wrote: »

I'm at the same stage as you, will check the various quotes I have for an average price per sqm . are you building in Dublin or outside of Dublin?

Great thanks for that- I'm in South Dublin

DOCARCH

andymx11 wrote: »

Would I be right in saying average cost per SQ meter is somewhat compromised if the extension is small (circa 18sqm)?

Definitely....

To do any extension also bear in mind that (inevitably) there will be some works to the existing house, even if it is simply forming an opening to the rear walls of the existing house, so that's another cost on top of allowing a cost per m.sq. for the new build part.

All you can do is try and get three quotes for comparison.

gafferino

Thinking of doing a 40m2 single story extension next year too. Will get quotes and post them up. Are you guys going with an architect?

soundsham

Any updates looking at maybe a 25m2 extension too next year
Any guide lines for prices in cork

BryanF

soundsham wrote: »

Any updates looking at maybe a 25m2 extension too next year
Any guide lines for prices in cork

Allow 2k per m2 with info provided. You need arch drawings & spec and 3quotes before you you get any idea what the costs are.

soundsham

BryanF wrote: »

soundsham wrote: »

Any updates looking at maybe a 25m2 extension too next year
Any guide lines for prices in cork

Allow 2k per m2 with info provided. You need arch drawings & spec and 3quotes before you you get any idea what the costs are.

2k includes finishes and includes vat I presume
Have a few contacts so would need groundwork’s foundation and blockwork slabbed & plastered as well as roof on
Suppose that’s the price I need really

Elec plumb and chippy paint would be my own
New year project I’d say

BryanF

Just have shell finished for similar. I built above minimum regs direct labour, will still be close to 2k p/m2

soundsham

BryanF wrote: »

soundsham wrote: »

Any updates looking at maybe a 25m2 extension too next year
Any guide lines for prices in cork

Allow 2k per m2 with info provided. You need arch drawings & spec and 3quotes before you you get any idea what the costs are.

2k includes finishes and includes vat I presume
Have a few contacts so would need groundwork’s foundation and blockworkdone as well as roof
Elec plumb and chippy paint

Jim1000

enrich and kkv, how are you getting on? Just starting doing similar.

Lombardo123

Hi All

Am in the homework phase myself now. Gearing up to hopefully begin by Summer.

I will get the three quotes, have 2 builders i would like to call out - would be interested in any recommendations people have for build in South Dublin. Always nice to be able to see someones work in advance.

Please PM if you have any useful information. Thanks.

Edit:It will be a 40m2 extension in South Dublin with pitched roof. Easy access to back of house

FightingIrish

Hi all,

Totally new to this and have read through the thread, thinking of an extension to the back of my semi d in south Dublin, access not an issue, approx. 36sq meters (if my calculation are correct? 18ft x 18ft)

Is it as simple as getting quotes and talking with builders as to what we'd like or do we need to have arch drawing etc. in place before even contacting a builder?

Advice appreciated.

Thanks.

BryanF

FightingIrish wrote: »

Hi all,

Totally new to this and have read through the thread, thinking of an extension to the back of my semi d in south Dublin, access not an issue, approx. 36sq meters (if my calculation are correct? 18ft x 18ft)

Is it as simple as getting quotes and talking with builders as to what we'd like or do we need to have arch drawing etc. in place before even contacting a builder?

Advice appreciated.

Thanks.

An arch
Then go to builder with drawing.

enricoh

Jim1000 wrote: »

enrich and kkv, how are you getting on? Just starting doing similar.

Hi, painting and starting tiling here at the minute, kitchen coming in 2 weeks. So should get wrapped up by end of January. Should! I'm at it since June so it'll be 8 months. I'm sure a builder would get it done in 5. We got a mobile home and put it out the back, stuck a stove in it so not too cold. Probably saved 10k renting somewhere else, hassle with dogs etc. Probably stopped the site getting robbed too!
Cost me just under 60k so far , will be another 15 anyway to finish it, footpaths etc. 70sq m ground floor- large kitchen/dining room, utility room, Jack's under stairs, master bedroom upstairs with shower etc ensuite.That includes sofa, table n stove, appliances.
Spent 7-8k on field stone n red brick surrounds which was a bit of a luxury and 3k on oak stairs but sod it I liked it!
More hassle, takes longer but saves a fair lump of dough and I know the lads I had in working we're top class. A cousin got an extension done by a builder n every year unearthed a new costly issue.good luck!

thehamo

I've been in contact with -snip- with regards a two story 55sqm job. Starting price roughly 2500 psqm so near coming in at 140k alone!!

If imagine theyre mote expensive anyway but Christ thats a lot of wedge for an extension!

FightingIrish

Been quoted €1300 psm for a 23sqm extension (builders finish, 2 velux, 1800mm French doors, basic electrics etc included) in South Dublin, semi D.... Obviously extras gonna drive it up but quote seems reasonable?

tradesman

FightingIrish wrote: »

Hi all,

Totally new to this and have read through the thread, thinking of an extension to the back of my semi d in south Dublin, access not an issue, approx. 36sq meters (if my calculation are correct? 18ft x 18ft)

Is it as simple as getting quotes and talking with builders as to what we'd like or do we need to have arch drawing etc. in place before even contacting a builder?

Advice appreciated.

Thanks.

You only have 30.1 sq meters to pay for - that should help the budget!

FightingIrish

Have had one quote this week at €1300 psm, assuming this is reasonable from what I've read

BryanF

FightingIrish wrote: »

Have had one quote this week at €1300 psm, assuming this is reasonable from what I've read

Means nothing. Get at least 3 quotes, assuming you something that allows ‘like for like’ pricing.

Gumbo

FightingIrish wrote: »

Have had one quote this week at €1300 psm, assuming this is reasonable from what I've read

It’s only reasonable if you know what you are getting for that. Then give that specific list to 2more contractors to price also.

Then list out what’s required to make it turn key and see what the final bill will be.

FightingIrish

Thanks all, getting 2 more this week, have a written quote now from builder 1 to compare, do you suggest showing this to the other builders so they can compete or just let them quote first?

andymx11

A mistake I'm guilty of is looking at square meter pricing guides and then getting a shock when you join all of the dots.

The extension part is the cheap and easy step, it's what comes after like moving walls, hidden electrical costs etc.

I've a 20 sqm extension that will end up costing 60+ without floors, painting furnishing etc.

My advise would be get a number of quotes then call back the one you want to go with and get a 'real' quote. The second time the builder comes back ask him to do a full inspection- look at the amount of steel he will need, look at drains, get his electrican to look at wiring etc. This will save some shocks later on!

FightingIrish

Yeah my quote comes in at 65k with vat and extras as you rightly mention

Jim1000

thanks for reply enricoh,

wasn't your original estimation 20,000? Or was I mistaken.

Lorrainbo

Hi, im wondering if anyone could give me an idea of what I would get for a 2storey extension to rear of house (small 3 bed semi detached in Donegal) and for €60,000?
Would I he expecting a builders finish or a turn key finish? Very clueless about this stuff and id like to have some sort of clue before I would commit to anything. Im looking at buying a house but would intend to extend onto the back as all the rooms are quite small. I know its a bit like asking how long is a piece of string but would appreciate any info. TIA 😉

Moving2017

FightingIrish wrote: »

Thanks all, getting 2 more this week, have a written quote now from builder 1 to compare, do you suggest showing this to the other builders so they can compete or just let them quote first?

What we did was just talk each builder through the job and ask them to provide a quote... We then compared the details to make our decision.. an excel spreadsheet is the easiest way to compare them!

enricoh

Jim1000 wrote: »

thanks for reply enricoh,

wasn't your original estimation 20,000? Or was I mistaken.

No I meant watertight for 20k, probably got it in at close enough to that. Not including decorative stone that was about 7k
When i was tying in the roof there was no felt under the old roof and I wanted a defunct cracked chimney removed so I got new lats, felt, slates on 3 sides and all new ridge tiles. That was another good few grand on top of my 20 but well worth it.

Dickerty

I am looking at the same plan lads. In our case, it will be an upper floor extension above a lower floor one we did 4 years ago. So foundations are in, access is not a problem, but will involve some break-through up the outside walls upstairs, lots of new internal walls and finishes, and a new apex roof...

Lash_Alert

Consulted an architect today about advising on a 30sq m single story extension to the back of my midterrace house. He asked my budget and I told him 60k to which he responded that I had misbudgetted and wouldn't get an extension done for less than 150k. Am I missing something here folks? Reassurance would be good.

jay0109

150k is madness. Crazy talk. I had an extension done in Sth Dub, 12 months ago of 30sqm (builders finish) for less than 60k (net).

Gumbo

Lash_Alert wrote: »

Consulted an architect today about advising on a 30sq m single story extension to the back of my midterrace house. He asked my budget and I told him 60k to which he responded that I had misbudgetted and wouldn't get an extension done for less than 150k. Am I missing something here folks? Reassurance would be good.

Tell Dermot Bannon he has lost touch with reality

Handsandtools

jay0109 wrote: »

150k is madness. Crazy talk. I had an extension done in Sth Dub, 12 months ago of 30sqm (builders finish) for less than 60k (net).

It all depends on structure and legal aspects. If you go for non insured, non registered builder it can be cheap but also high risk. If you go all legal it can't cost just 60k
Remember cost of qualified contractor is around 40 euros per hour, if you employ him it will cost you 19 euros per hour plus PRSI, employers liability insurance and tools. Than take into account Public liability insurance, Health and safety costs to get all RAMS ready.
If contractor charges less than 35-40 per hour it means he didn't have some of the papers as they add to the cost.
Now multiply amount of tradesman by worked hours, add materials, make sure they comply with regs or TGD and you see how it is impossible to build for less.

Lash_Alert

Handsandtools wrote: »

It all depends on structure and legal aspects. If you go for non insured, non registered builder it can be cheap but also high risk. If you go all legal it can't cost just 60k
Remember cost of qualified contractor is around 40 euros per hour, if you employ him it will cost you 19 euros per hour plus PRSI, employers liability insurance and tools. Than take into account Public liability insurance, Health and safety costs to get all RAMS ready.
If contractor charges less than 35-40 per hour it means he didn't have some of the papers as they add to the cost.
Now multiply amount of tradesman by worked hours, add materials, make sure they comply with regs or TGD and you see how it is impossible to build for less.

You've lost me. You've made a big jump from price per hour to " it is impossible to build for less". Can you connect the dots? Cheers