Building a 250sqm house for 250k. Possible? Already have land.

Dean91

Would you build a good size house in kildare for 200 - 250k
Around 250sqm

Billythekid19

Dean91 wrote: »

Would you build a good size house in kildare for 200 - 250k
Around 250sqm

You would if you got the site for free!

Dean91

Billythekid19 wrote: »

You would if you got the site for free!

Thanks , we have just over 40 acrs split between my partner and her sister, will probably build on an acre or 2.


Thinking of something like this if possible.

Dean91

Hi what are peoples ideas on the following,
Looking to build a house for 250k on land we were left .

Is it better to keep it simple .

IvoryTower

with absolutely zero knowledge of building im guessing not a chance

Creamy Goodness

IvoryTower wrote: »

with absolutely zero knowledge of building im guessing not a chance

Also zero knowledge but I'd agree, something like that is closer to double €250k

awec

Dean91 wrote: »

Hi what are peoples ideas on the following,
Looking to build 250sqm house for 250k on land we were left .

Is it better to keep it simple .

€1000 per square meter seems like pure fantasy stuff IMO. I think even if you done as much as you could yourself instead of hiring trades you'd struggle to get anywhere near that costing.

Woshy

Dean91 wrote: »

Thanks , we have just over 40 acrs split between my partner and her sister, will probably build on an acre or 2.


Thinking of something like this if possible.

My friend built a house in Kildare on land given to them by her husband's family. I think it was around that price but I'm not 100%. They have an architect in the family too so saved on that.

They were smart and did a new build but didn't fully complete it - it's a one storey atm and it looks like there just have a double height hall but there is a doorway up there that has been blocked off. Behind it is more space to build and there's room to put a stairs in the hallway so when they have more money they can go up and finish the second floor. So something like that could work

Springy Turf

Dean91 wrote: »

Hi what are peoples ideas on the following,
Looking to build 250sqm house for 250k on land we were left .

Is it better to keep it simple .

You probably need professional advice!

Graham

Mod Note

thread split and other thread merged.

OP please don't post the same topic in multiple threads. I may move this to construction & planning if you get insufficient responses.

Dean91

awec wrote: »

€1000 per square meter seems like pure fantasy stuff IMO. I think even if you done as much as you could yourself instead of hiring trades you'd struggle to get anywhere near that costing.

Hi so what size build would I be looking at for 250k

fago

Dean91 wrote: »

Hi so what size build would I be looking at for 250k

150sqm according to this machine https://www.scsi.ie/advice/renewing_your_house_insurance_rebuild_calculator with no extras, garage etc.


Given it's on the chartered surveyors website perhaps it can be trusted - €1600 per sqm which is on the low side.

Dean91

fago wrote: »

150sqm according to this machine https://www.scsi.ie/advice/renewing_your_house_insurance_rebuild_calculator with no extras, garage etc.


Given it's on the chartered surveyors website perhaps it can be trusted - €1600 per sqm which is on the low side.

Probably better to get a 300k mortgage so , just thought 250k would be enough for a decent size .

awec

Dean91 wrote: »

Probably better to get a 300k mortgage so , just thought 250k would be enough for a decent size .

You should figure out what the max you're wiling to spend is, then engage an architect who will tell you what you can expect for that sort of money.

Even 300k for 250sqm seems a bit dreamy, that's only €1200 per sqm.

hackersphorr

You need to provide some additional information:

• Are you a tradesman/can you do any element yourself?
• Are you going to employ a contractor or go direct labour?

Before you break ground you'll most likely have to pay:

• Architect Fees (estimates vary widely)
• Engineer
• Solicitor - needed if transferring land/sorting mortgage
• Kildare CC fees - not sure of exact figure - circa €12k

Have you additional money for these?

Hasmunch

fago wrote: »

150sqm according to this machine https://www.scsi.ie/advice/renewing_your_house_insurance_rebuild_calculator with no extras, garage etc.


Given it's on the chartered surveyors website perhaps it can be trusted - €1600 per sqm which is on the low side.

I got a QS to cost a house for my recently and it came it just under €1600 per sqm so that seems about right. (South east region)

dubrov

I am assuming Kildare prices are very similar to Dublin.
If so, I'd expect to pay about 2k per square metre if you are not planning to manage the build yourself.
Remember things like professional/legal fees, driveway, landscaping, council fees, water/electrical connection will all add up

A local QS would be able to give you a fairly rough estimate fairly cheaply.
I'd start there.

JimmyVik

A friend from school got a big chunk of his parents garden and built a €125sqm house on it for less than €150k. That includes bathrooms and kitchens all finished. Think he brought it in from Germany pre built. Looks the business too.

sydthebeat

youll be building to A2 standard, under the NZEB regulations.

you cannot do that with unskilled cheap labour.

you will be looking at a minimum of a A2W heat pump, zoned underfloor heating, mechanical heat recovery ventilation, top level insulation and air tightness.

if you can do all these for €1500 / sq m you will be going very well

awec

awec wrote: »

You should figure out what the max you're wiling to spend is, then engage an architect who will tell you what you can expect for that sort of money.

Even 300k for 250sqm seems a bit dreamy, that's only €1200 per sqm.

It's hard to say really as things vary widely depending on many factors:

- What part of the country (Id expect kildare to be on the higher end cost wise)

- direct labour or contractor (This will make a big difference)

- can you or are you willing to do bits yourself, even painting etc or will you be pricing it all in

- level of finish

- are you completing everything from day one


I'm at planning stage for a 3000 sq ft (280 sq m) house so I am working on pricing etc. Best rate in the west with a contractor is around 155 euro a sq foot, that high quality finish, underfloor heating, heat pump.

I'll be going direct labour and would be looking to knock that back to about the 120 to 125 sq ft but still going high quality finish (hollowcore, underfloor all round, A2W, heat recovery etc). Doing all project management ourselves, all pricing and pushing hard and shopping around hardwares for everything, paying cash where possible to get better prices on trades men, doing stuff ourselves where possible (keeping site tidy, collecting materials, looking at buying second hand scaffolding and putting it up ourselves and then selling on after, organising materials on site, helping trades people, doing the gardens ourselves, painting ourselves etc etc).

Based off my way of working if I was building 2690 sq ft (250 sq metres) I'd be looking at 322k to 336k fully finished but we also plan on only finshing the rooms out fully that are needed to move in and working away on finshing the rest so you could probably get the house to move in level with some rooms finished very nicely but not all rooms finished for around the 300k mark.

As I said though a lot of variables, we know lots in the trade, have a farm so access to machinery for use on site, safe and dry storage for materials if bought in advance, people around all day to keep an eye on things etc.

To summerise best case contractor is probably around 155 euro sq ft or 1650 euro sq metre

Direct labour with plenty of effort on your behalf on pricing etc plus helping where you can would be around 120 sq euro foot or 1290 euro sq m.

Hasmunch

Dakota Bald Jet wrote: »

Builders finish?

Sanitary ware and kitchen allowances included in that

Mellor

Woshy wrote: »

My friend built a house in Kildare on land given to them by her husband's family. I think it was around that price but I'm not 100%. They have an architect in the family too so saved on that.

They were smart and did a new build but didn't fully complete it - it's a one storey atm

If they didn't complete it, then they didn.t do it for that price.

Dean91 wrote: »

Probably better to get a 300k mortgage so , just thought 250k would be enough for a decent size .

Why are you set on 250sqm?
I'd rather a normal sized house designed and built well than a large house where you had to cut corners.

awec

Makai Quaint Ram wrote: »

It's hard to say really as things vary widely depending on many factors:

- What part of the country (Id expect kildare to be on the higher end cost wise)

- direct labour or contractor (This will make a big difference)

- can you or are you willing to do bits yourself, even painting etc or will you be pricing it all in

- level of finish

- are you completing everything from day one


I'm at planning stage for a 3000 sq ft (280 sq m) house so I am working on pricing etc. Best rate in the west with a contractor is around 155 euro a sq foot, that high quality finish, underfloor heating, heat pump.

I'll be going direct labour and would be looking to knock that back to about the 120 to 125 sq ft but still going high quality finish (hollowcore, underfloor all round, A2W, heat recovery etc). Doing all project management ourselves, all pricing and pushing hard and shopping around hardwares for everything, paying cash where possible to get better prices on trades men, doing stuff ourselves where possible (keeping site tidy, collecting materials, looking at buying second hand scaffolding and putting it up ourselves and then selling on after, organising materials on site, helping trades people, doing the gardens ourselves, painting ourselves etc etc).

Based off my way of working if I was building 2690 sq ft (250 sq metres) I'd be looking at 322k to 336k fully finished but we also plan on only finshing the rooms out fully that are needed to move in and working away on finshing the rest so you could probably get the house to move in level with some rooms finished very nicely but not all rooms finished for around the 300k mark.

As I said though a lot of variables, we know lots in the trade, have a farm so access to machinery for use on site, safe and dry storage for materials if bought in advance, people around all day to keep an eye on things etc.

To summerise best case contractor is probably around 155 euro sq ft or 1650 euro sq metre

Direct labour with plenty of effort on your behalf on pricing etc plus helping where you can would be around 120 sq euro foot or 1290 euro sq m.

I get what you are saying but IMO if you're calculating sqm cost you need to calculating the cost to finish it all. If you're building it for 336, but leaving a load of rooms unfinished, then you haven't really built a complete house. If you've to spend another 30/40/50k to finish it off over the next few years then your build cost is closer to 380k than 336 for example.

Your figures work out at 1200 sqm if you add it up, but this is only possible because you're not completing all 280sqm now.

awec

awec wrote: »

I get what you are saying but IMO if you're calculating sqm cost you need to calculating the cost to finish it all. If you're building it for 336, but leaving a load of rooms unfinished, then you haven't really built a complete house. If you've to spend another 30/40/50k to finish it off over the next few years then your build cost is closer to 380k than 336 for example.

Your figures work out at 1200 sqm if you add it up, but this is only possible because you're not completing all 280sqm now.

I know what you mean in that its not the true overall cost to finish the house but I guess my thinking is what my cost commitment is going to be on mortgage + deposit to get the house finished to a satisfactory level for moving in. Finishing other rooms done over time when bits and pieces of money become available is not going to be impacting your cash flow every month for the next 25 years or so.

I'd be fully finishing a lot of it too at that, maybe leave two bedrooms unfinished, second living room unfinished and possibly main living room unfinished as kitchen will also have a large open plan living area in it. Everything else would be fully finished. Garage would have foundation in but no more to begin with but that's a separate thing so not going into that as not applicable to everyone.

Also unfinished means floors, furnishings and painting really so not massive outlay either to complete as you go. All electrics, plumbing etc would be completed and as its underfloor so would heating.

Anyway was just trying to give a feel to the op on how variable things are on pricing between the different routes you can go down.

Dean91

hackersphorr wrote: »

You need to provide some additional information:

• Are you a tradesman/can you do any element yourself?
• Are you going to employ a contractor or go direct labour?

Before you break ground you'll most likely have to pay:

• Architect Fees (estimates vary widely)
• Engineer
• Solicitor - needed if transferring land/sorting mortgage
• Kildare CC fees - not sure of exact figure - circa €12k

Have you additional money for these?

Hi I'm a electrician by trade . I know a few people in the trade business that can help along the way.

Father in law will be doing the foundation as he is in that kind of work .

Brother in law is a plumber by trade just qualified .

Will probably use my friends dad to design it , he is a retired Architect

Hopeing to save in those areas , her family are use to building there own homes , I just wanted to get my head around it as prices have changed since they built there own homes .

I was born and raised in Dublin so I wouldn't know much about building my own home . First time for everything excited and nervous about the journey.

Being in the trade yourself and having family and friends to do some/all of the work will certainly give you the opportunity to save quite a lot of money over a normal joe soap going with a contractor.

Some_randomer

JimmyVik wrote: »

A friend from school got a big chunk of his parents garden and built a €125sqm house on it for less than €150k. That includes bathrooms and kitchens all finished. Think he brought it in from Germany pre built. Looks the business too.

Hi @JimmyVik would you mind pm'ing me the name of the company in Germany that your friend used? I'm hoping to do the same thing in the near future. I've been looking at various prefab / pre-built companies in Ireland and abroad and there's a mind boggling amount of detail involved. Would be great to get details from someone that's been through it 👍

Ray Donovan

Ya it’s possible but you won’t have anything in it!!

Mellor

Makai Quaint Ram wrote: »

I know what you mean in that its not the true overall cost to finish the house but I guess my thinking is what my cost commitment is going to be on mortgage + deposit to get the house finished to a satisfactory level for moving in. Finishing other rooms done over time when bits and pieces of money become available is not going to be impacting your cash flow every month for the next 25 years or so

Finishing it off of the next few year might not affect your cash flow, but that's money you aren't paying off you mortgage so the net effect is more or less the say.

320k Mortgage = 290k principle after 3 years. + 30k to finish

350k Mortgage = 321k principle after 3 years. 30k as additional repayments = 290k

In either case you are left with more or less the same debt after you finish as long as you put the you'd spend to finish off into the house anyway. The only costs involved in the latter is the interest on the extra 30k over 3 years, which is about 1k. And finishing it all at once might even save you 1k on pricing vrs in bits and pieces.

Dean91 wrote: »

Brother in law is a plumber by trade just qualified .

No offense to your brother in law, but you might want somebody with a bit more experience. Especially with heat pumps, UFH etc

About ten years ago, my brother built his house of approx 300sq.m. for around 250k. He claims it's a little less, at just over 200k, but reading some of the replies to this thread I'm suspecting he's underestimating some of the costs.

He did a lot of the work himself, in fact so did all of us. And like the OP. he already had the land. This was in Tipperary.

OP are you referring to the structure or actually finishing the house, down to picture frames and pillowcases?

I'd say 250k is more than possible for the structural work, but a lot depends on spec and design. My brother had to forego a lot of the dreamier elements in his house, like a courtyard and glass walls and this kinda thing, because it required too much work, costly materials and, probably, experienced builders.

My only real piece of advice is do hire an architect, even if she's not going to see the project through. Just so the first principles are sound. After that, go mad and enjoy. Anything is possible.

Cyrus

With a small budget is there a reason you need a house that size ?

You could spend your building budget decorating and furnishing a house that size if you were that way inclined

You will probably only do this once so my advice would be to figure out what you really want , get a design that you actually like and work towards it rather than just throwing something up because it’s big. The majority of one off big builds in the countryside are eyesores so try not to fall into that trip .

Avoiding that will require paying an architect a few quid thought.

Mellor

Mellor wrote: »

Finishing it off of the next few year might not affect your cash flow, but that's money you aren't paying off you mortgage so the net effect is more or less the say.

320k Mortgage = 290k principle after 3 years. + 30k to finish

350k Mortgage = 321k principle after 3 years. 30k as additional repayments = 290k

In either case you are left with more or less the same debt after you finish as long as you put the you'd spend to finish off into the house anyway. The only costs involved in the latter is the interest on the extra 30k over 3 years, which is about 1k. And finishing it all at once might even save you 1k on pricing vrs in bits and pieces.

Thats assuming the extra money would go into the mortgage which it probably wouldn't and also that it would be possible to borrow the full amount to complete everything which it also may not.

People will have their own take on it but having the lower mortgage and finishing as you go makes a lot of sense to me, its more or less the done thing in selfbuids also. I remember I moved into my home house which was a self build as a very small child and it was 15 years later before a stairs was even put in never mind anything done upstairs. Similar for any friends with recent new builds all were done enough to be able to move in and left for the time being with only rooms being finished as needed. Now I wouldn't plan on waiting too long to complete either mind.

Cyrus wrote: »

With a small budget is there a reason you need a house that size ?

You could spend your building budget decorating and furnishing a house that size if you were that way inclined

You will probably only do this once so my advice would be to figure out what you really want , get a design that you actually like and work towards it rather than just throwing something up because it’s big. The majority of one off big builds in the countryside are eyesores so try not to fall into that trip .

Avoiding that will require paying an architect a few quid thought.

I think the very point you make "you will only do this once" is why it makes far more sense to build the house you want and the size you want. Even if you work of my process of only finishing what you needed initially you still have the space and the rooms and they can be completed when you have the money rather than making do with a smaller house and then needing to extend it or whatever down the line or just not being happy with it.

Also 250sq m would be considered a fairly average sized house for a self build, certainly not very big. It was my original target but couldn't get everything into the house that we wanted at that size so we had to increase.

Cyrus

Makai Quaint Ram wrote: »

Thats assuming the extra money would go into the mortgage which it probably would and also that it would be possible to borrow the full amount to complete everything which it also may not.

People will have their own take on it but having the lower mortgage and finishing as you go makes a lot of sense to me, its more or less the done thing in selfbuids also. I remember I moved into my home house which was a self build as a very small child and it was 15 years later before a stairs was even put in never mind anything done upstairs. Similar for any friends with recent new builds all were done enough to be able to move in and left for the time being with only rooms being finished as needed. Now I wouldn't plan on waiting too long to complete either mind.



I think the very point you make "you will only do this once" is why it makes far more sense to build the house you want and the size you want. Even if you work of my process of only finishing what you needed initially you still have the space and the rooms and they can be completed when you have the money rather than making do with a smaller house and then needing to extend it or whatever down the line or just not being happy with it.

Also 250sq m would be considered a fairly average sized house for a self build, certainly not very big. It was my original target but couldn't get everything into the house that we wanted at that size so we had to increase.

It’s all relative given urban house sizes but whatever you slice it nearly 3000 sq feet is a big house. I don’t think it’s too big but I do think it’s too big if you have a 250k budget.

I’m from the country too nox and when I go home I see the big houses everyone built that are from plans they bought on the internet for a few quid , no landscaping done , no proper driveway gate etc all because they built it too big to begin with and couldn’t afford the rest of it.

And 10/15 years on they still haven’t done any more.

I have no doubt that won’t be the case in your personal build but I’ve seen enough of them

JimmyVik

Some_randomer wrote: »

Hi @JimmyVik would you mind pm'ing me the name of the company in Germany that your friend used? I'm hoping to do the same thing in the near future. I've been looking at various prefab / pre-built companies in Ireland and abroad and there's a mind boggling amount of detail involved. Would be great to get details from someone that's been through it ��

I dont know the company. I never asked him at the time. This was about a year ago I met him in the local and was asking him about the house.


I'll see if I can get some pictures of similar houses. Im not likely to be talking to him too soon, but if i do i'll ask him the company name.

Edit :
I just looked up pictures on google and this is the closest I could find.
It looks most like this one, but wider and had a pitched roof and a flat car port. Huge windows in it. Looks amazing.

https://i.pinimg.com/originals/b6/4b/98/b64b98f279a4783ee95f9d4fc989954c.jpg

He did tell me that the crew came over with it and put it up in a few days.
Kitchen and bathrooms, wiring were already in the parts that were put together.
I think he had to do a load of stuff like foundations etc first and before the crew and house were shipped over a guy came to snag the work that had been done. Probably to make sure it was done properly so the house would fit.

https://i.pinimg.com/originals/b6/4b/98/b64b98f279a4783ee95f9d4fc989954c.jpg

dubrov

I had a look at German modular home companies like HufHaus and BauFritz before.

They build the houses in about 6 weeks once they arrive and they come with everything in them.
However, they did say there is a lot of time involved in agreeing the spec beforehand.
I think it would realistically still take about 5/6 months from start to finish.

The indicative cost was about double what a typical house would cost to build here so I stopped at that point.
I think these are premium brands so there are likely much cheaper options out there.

listermint

sydthebeat wrote: »

youll be building to A2 standard, under the NZEB regulations.

you cannot do that with unskilled cheap labour.

you will be looking at a minimum of a A2W heat pump, zoned underfloor heating, mechanical heat recovery ventilation, top level insulation and air tightness.

if you can do all these for €1500 / sq m you will be going very well

Firstly i would say the OPs budget is impossible given the image of his aspirations.

Secondly i would say building to current regulations using assorted labour is very possible. Talking in absolutes like above post is not reality.

listermint

Makai Quaint Ram wrote: »

Thats assuming the extra money would go into the mortgage which it probably would and also that it would be possible to borrow the full amount to complete everything which it also may not.

People will have their own take on it but having the lower mortgage and finishing as you go makes a lot of sense to me, its more or less the done thing in selfbuids also. I remember I moved into my home house which was a self build as a very small child and it was 15 years later before a stairs was even put in never mind anything done upstairs. Similar for any friends with recent new builds all were done enough to be able to move in and left for the time being with only rooms being finished as needed. Now I wouldn't plan on waiting too long to complete either mind.



I think the very point you make "you will only do this once" is why it makes far more sense to build the house you want and the size you want. Even if you work of my process of only finishing what you needed initially you still have the space and the rooms and they can be completed when you have the money rather than making do with a smaller house and then needing to extend it or whatever down the line or just not being happy with it.

Also 250sq m would be considered a fairly average sized house for a self build, certainly not very big. It was my original target but couldn't get everything into the house that we wanted at that size so we had to increase.

How does someone land at that size though? just looking at the neighbours..... or actually living and knowing what it is like to live in.

Countryside is absolutely dotted with one of eyesores with no landscaping no drive no gates. Open to all elements gardens with a childs slide dotted in the rear of an undulating muddy / grassy weedy lawn.

Cuddlesworth

A Tyrant Named Miltiades! wrote: »

About ten years ago, my brother built his house of approx 300sq.m. for around 250k. He claims it's a little less, at just over 200k, but reading some of the replies to this thread I'm suspecting he's underestimating some of the costs.

The problem with saying a house was built x years ago for x cost is that things can change so fast it gives very unrealistic expectations. And very few people factor in their own time or their friends, especially if they are already in the trade.

Build costs have significantly increased due to labour shortages and materials cost increases(thanks brexit). Building standards have also significantly increased in the last two decades, in enough small steps that the increased build price is deceptive.

hackersphorr

Dean91 wrote: »

Hi I'm a electrician by trade . I know a few people in the trade business that can help along the way.

Father in law will be doing the foundation as he is in that kind of work .

Brother in law is a plumber by trade just qualified .

Will probably use my friends dad to design it , he is a retired Architect

Hopeing to save in those areas , her family are use to building there own homes , I just wanted to get my head around it as prices have changed since they built there own homes .

I was born and raised in Dublin so I wouldn't know much about building my own home . First time for everything excited and nervous about the journey.

Okay so my follow on questions would be:

• Would you be comfortable completely wiring the house yourself - are you certified to sign on the electrics?
• Brother in law - newly qualified plumber - is he confident in laying a complete underfloor heating system?

My fear would be too many friends/family involved it would end up being a disaster. You could mitigate this by having very detailed plans drawn up (type of insulation, internal plaster finish etc) to reduce ambiguity.

Even still, you need to think in the 350k - 400k range. 250k is not realistic

listermint

listermint wrote: »

How does someone land at that size though? just looking at the neighbours..... or actually living and knowing what it is like to live in.

Countryside is absolutely dotted with one of eyesores with no landscaping no drive no gates. Open to all elements gardens with a childs slide dotted in the rear of an undulating muddy / grassy weedy lawn.

I don't know how others arrive at a size but for me its a combination of things like the size of my home house (around 2300 sq feet), what I want in the house (both in room size and the number of rooms), seeing friends or other family members houses (bigger and smaller), spending time living in small houses when house sharing etc etc. We had very good ideas of what we wanted in the house, we engaged with a good architect then to fit it all together into a nice design (after lots of back and fourth).

I have to say that in my area the type of scenario you describe is fairly rare with most houses well kept and having gardens nicely done(not necessarily by landscapers though, I will be doing our own gardens myself also). Like anywhere there is of course an odd house not well kept or with weeds in the drive etc but you see that everywhere not just the countryside.

Cuddlesworth wrote: »

The problem with saying a house was built x years ago for x cost is that things can change so fast it gives very unrealistic expectations. And very few people factor in their own time or their friends, especially if they are already in the trade.
.

My own time or family/friends who are helping out for free is not a cost so why would it be factored in? I would not be expecting anything done for free my friends in the trade either but I would be getting better pricing than the normal man in the street.

Billythekid19

Looked into it the prospect at building a 150 M house and the cost to build would be around 265k. However, the site would be 150k bringing it to 415k. However I can buy a 4 bed new build semi d off plans for 390 with no stress or heartache of project management so is a no brainer really.

listermint

Makai Quaint Ram wrote: »

My own time or family/friends who are helping out for free is not a cost so why would it be factored in? I would not be expecting anything done for free my friends in the trade either but I would be getting better pricing than the normal man in the street.

Of course is has to be factored in , otherwise your build costs are fabricated.

Not everyone has assistance to do any work at all. So if its not factored then made up figures become reality.

Claw Hammer

Makai Quaint Ram wrote: »

T

I remember I moved into my home house which was a self build as a very small child and it was 15 years later before a stairs was even put in never mind anything done upstairs.

How did you go from one floor to the other? Ladder, rope?

dubrov

Renata Ambitious Steamer wrote:

My own time or family/friends who are helping out for free is not a cost so why would it be factored in?

For you it's not but for others it likely is.

A lot of people like to think they got a great deal when building a house. When they state the build cost, they tend to leave out council, professional fees, landscaping, utility connections, flooring, tiling, carriers, painting, work they and their friends did etc.

It ends up giving people unrealistic expectations in relation to the cost to build and they usually get a shock when they get real quotes back from builders

Some_randomer

JimmyVik wrote: »

I dont know the company. I never asked him at the time. This was about a year ago I met him in the local and was asking him about the house.


I'll see if I can get some pictures of similar houses. Im not likely to be talking to him too soon, but if i do i'll ask him the company name.

Edit :
I just looked up pictures on google and this is the closest I could find.
It looks most like this one, but wider and had a pitched roof and a flat car port. Huge windows in it. Looks amazing.

https://i.pinimg.com/originals/b6/4b/98/b64b98f279a4783ee95f9d4fc989954c.jpg

He did tell me that the crew came over with it and put it up in a few days.
Kitchen and bathrooms, wiring were already in the parts that were put together.
I think he had to do a load of stuff like foundations etc first and before the crew and house were shipped over a guy came to snag the work that had been done. Probably to make sure it was done properly so the house would fit.

https://i.pinimg.com/originals/b6/4b/98/b64b98f279a4783ee95f9d4fc989954c.jpg

Thanks @JimmyVik would be great if you could get a company name ��

listermint

listermint wrote: »

Of course is has to be factored in , otherwise your build costs are fabricated.

Not everyone has assistance to do any work at all. So if its not factored then made up figures become reality.

You can only really go by your own numbers when discussing build costs, it will be different for everyone based on different factors.

Claw Hammer wrote: »

How did you go from one floor to the other? Ladder, rope?

Ladder if access was needed, it was only used for storage and wasn't even partitioned into rooms until the stairs was put in. The house was large enough downstairs to accommodate everything until then, its not two-story more 1.5.

kerry_man15

First one for sure...other two can be seen everywhere and are bland.

hackersphorr

dubrov wrote: »

For you it's not but for others it likely is.

A lot of people like to think they got a great deal when building a house. When they state the build cost, they tend to leave out council, professional fees, landscaping, utility connections, flooring, tiling, carriers, painting, work they and their friends did etc.

It ends up giving people unrealistic expectations in relation to the cost to build and they usually get a shock when they get real quotes back from builders

This sums it up perfectly. Very hard to get a true cost as people never actually factor in all costs. Then this gives other people a totally misguided view of how much it costs to build. And don't get me started on people talking exVAT prices:D

kerry_man15

Mellor wrote: »

If they didn't complete it, then they didn.t do it for that price.



Why are you set on 250sqm?
I'd rather a normal sized house designed and built well than a large house where you had to cut corners.

100%

awec

Just on the friends doing work thing OP, you say your brother in law is newly qualified as a plumber, so you'd need to be very confident that he's capable of doing a domestic installation as a nixer.

Also, it goes without saying, getting things done by friends and family makes getting recourse when things to wrong a bit more awkward. Worth bearing in mind, there are great ways to save money but I think there are some jobs you should leave to someone that you can chase afterwards if you are unhappy and not be worrying about getting invited to christmas dinner.

PhoenixParker

In terms of house size, i would definitely start there. Too big a house is a nuisance and a long term cost on multiple levels.

There's a sweet spot in house design somewhere around or below 700sqft for the first person and 300sqft for each additional person. As a rough for instance, for the first person that gives 3 10×15ft rooms (kitchen/dining, sitting room, bedroom) with 250sqft left to play with for halls, storage and bathrooms. Every extra person then gets another 10ft×15ft bedroom + 150sqft to add to common areas around the house.

2 adults 4 kids checks in at 2200sqft or just over 200sqm. You can also start at a house size suitable for 2 adults/2 kids with a plan in mind for where&how it could be extended rather than spending €€€€ on building rooms you may never need.