Self build cost

KealB99

Hi guys, I know this has probably been done to death but I’m hoping to get some views on my own situation.

Currently toying with the idea of building a house. Would be built in family land gifted to me so no cost there. Mains sewerage and water. Looking at around 150 square meter bungalow (though not picky in the size) with average to above above average quality spec.Should mention also that I would be hoping to do it for maybe €250,000.

I would hope to have it fitted out for a possible attic conversion in the future if needed, and wouldn’t be looking to tarmac the driveway or anything right away. Basically just finished inside so it’s habitable and do the other bits over time.

I know this can be like comparing apples and oranges but I said I’d throw up the question here anyway.

Also, I’ve heard building costs are high at the moment due to builders having plenty of work or what not. If I’m in no rush to build an I better off waiting until costs come down?

Thanks in advance folks!

Calahonda52

https://www.scsi.ie/advice/house_rebuilding_calculator

Pboru22

Hi Op,

I’m in same position as yourself looking at starting self build but in no rush, recently my brother finished building his home 4 bed bungalow about 2,200 sqft. They done self build and contracted different suppliers for different trades such as plumbing, electrical etc... and said build cost was €125 per sqft. All finished to decent standard too without going crazy.

The building trade is very busy at the minute and you will pay premium now and I think it will have a reaction back down early/middle part of next year.

bobbyy gee

Should build for 200'000
You could. Get a passive house from germany or sweden
https://medium.com/blue-future-partners/our-9-favourite-german-prefab-companies-e1546474b5bf

muddle84

KealB99 wrote: »

Hi guys, I know this has probably been done to death but I’m hoping to get some views on my own situation.

Currently toying with the idea of building a house. Would be built in family land gifted to me so no cost there. Mains sewerage and water. Looking at around 150 square meter bungalow (though not picky in the size) with average to above above average quality spec.Should mention also that I would be hoping to do it for maybe €250,000.

I would hope to have it fitted out for a possible attic conversion in the future if needed, and wouldn’t be looking to tarmac the driveway or anything right away. Basically just finished inside so it’s habitable and do the other bits over time.

I know this can be like comparing apples and oranges but I said I’d throw up the question here anyway.

Also, I’ve heard building costs are high at the moment due to builders having plenty of work or what not. If I’m in no rush to build an I better off waiting until costs come down?

Thanks in advance folks!

This is a common misconception. If the land is not in your name and is being transferred to you then there will be costs associated with this. Engineer will have to map the site and solicitor will be required for transfer of the land. They will probably cost approximately €1500. Then unless you are a farmer with a green cert and younger than 35 you will have to pay stamp duty( thats also if the site is coming from your parents). Stamp duty is 7% of the site value, so if the transfer happens after planning is granted this costs ALOT more. For me, the site was worth €10,000 but once planning was granted it was worth €50,000 so be careful with that one. If the site is coming from an aunt or uncle there could be gift tax to be paid if the site is worth more than €14,000( i'm not sure what the cut off is for uncle or aunt).

I'm building at the moment and coming towards the end. I'm coming in on budget at the moment and have gone high end on insulation but going for a mid spec build. The cost per square meter is coming in around €1200 to €1300. From my experience, demands on insulation are going to continue to increase and cost of insulation is going to continure to increase so cost of building is going to go down anytime soon in my opinion.

muddle84

Joey Green Vow wrote: »

Whereabouts are you building ?

Mayo

El Gato De Negocios

muddle84 wrote: »

This is a common misconception. If the land is not in your name and is being transferred to you then there will be costs associated with this. Engineer will have to map the site and solicitor will be required for transfer of the land. They will probably cost approximately €1500. Then unless you are a farmer with a green cert and younger than 35 you will have to pay stamp duty( thats also if the site is coming from your parents). Stamp duty is 7% of the site value, so if the transfer happens after planning is granted this costs ALOT more. For me, the site was worth €10,000 but once planning was granted it was worth €50,000 so be careful with that one. If the site is coming from an aunt or uncle there could be gift tax to be paid if the site is worth more than €14,000( i'm not sure what the cut off is for uncle or aunt).

We are in the planning stage of the process too and i was gonna ask exactly this question.

We are finalizing our engineer this week and hope to to the first onsite inspection this weekend. Assume as soon as we decide on the area to be used as the site we should set the wheels in motion for the transfer? Do my folks need to do anything at the outset or is it a matter of us engaging with our solicitor and getting him to forward whatever needs to be forwarded to my folks one?

We are going to go down the timber framed route. Have had conversations with a few firms and have I think decided on one pending a further conversation. They have quoted around €100k for design, supply and install of the house incl windows, external doors and the highest level of insulation they provide. We are looking at a 4 bed, two storey house, very standard aesthetically, no mad architectural pieces or anything out of the ordinary. We are budgeting €350 to €400k to completely finish the project but obviously hoping we would come in under that.

muddle84

El Gato De Negocios wrote: »

We are in the planning stage of the process too and i was gonna ask exactly this question.

We are finalizing our engineer this week and hope to to the first onsite inspection this weekend. Assume as soon as we decide on the area to be used as the site we should set the wheels in motion for the transfer? Do my folks need to do anything at the outset or is it a matter of us engaging with our solicitor and getting him to forward whatever needs to be forwarded to my folks one?

We are going to go down the timber framed route. Have had conversations with a few firms and have I think decided on one pending a further conversation. They have quoted around €100k for design, supply and install of the house incl windows, external doors and the highest level of insulation they provide. We are looking at a 4 bed, two storey house, very standard aesthetically, no mad architectural pieces or anything out of the ordinary. We are budgeting €350 to €400k to completely finish the project but obviously hoping we would come in under that.

The other thing i should point out about transfers is that there is no guarantee you will get planning on the site your parents are giving you. Thats the gamble part of it, transfer before planning is granted and save money. But if you don't get planning your in bother as you may have to move the site or get a different one. This is why you should attend a pre planning meeting with the county council before doing the transfer. You can do this yourself or your engineer will do it for you.

As far as i know there is nothing for them to do, just get onto your solicitor to get the wheel rolling and they will tell you exactly what you need to complete the transfer.

0ph0rce0

Sorry to hijack, but Is there huge differences in site prices once planning is applied for and granted.

I'm getting some land off a relative that falls under the 32,500 cat rate. Small enough plot enough for a 2 bed, just under 90sqm build.

They want to put planning in make sure it's all good then gift me the land.

I've been telling them that they should gift the land first then I can apply for planning myself in the hope that the value doesn't rise as much and be landed with a huge tax bill.

They are having none of it and calling me stupid saying what I've said is bollox

muddle84

0ph0rce0 wrote: »

Sorry to hijack, but Is there huge differences in site prices once planning is applied for and granted.

I'm getting some land off a relative that falls under the 32,500 cat rate. Small enough plot enough for a 2 bed, just under 90sqm build.

They want to put planning in make sure it's all good then gift me the land.

I've been telling them that they should gift the land first then I can apply for planning myself in the hope that the value doesn't rise as much and be landed with a huge tax bill.

They are having none of it and calling me stupid saying what I've said is bollox

I got my site from an aunt so the threshold was €16250( i just looked it up) and the site value was €10,000 as agricultural land. My aunt was still liable for CGT though so i had to cover that bill too. The site was valued again once we got planning by the bank for the mortgage and it was valued at €50,000 with planning. Talk to local estate agents they will have a good idea of the difference in value. Or look up online how much sites are going for in your area with and without planning.

Dave11111

Hi Everyone,

I know this has been discussed to death but Im hoping for a bit of feedback anyone may have.

Hoping to build a very basic 3 bed bungalow, 100sq metres (1100sq ft). One story, 3 beds, 1 bath.

Have a close relative in the trade so he will be building at better than cost price and sourcing materials with cash, along with plumbers/electricians etc.. Also plan on doing a lot of labouring myself with him..

Would e120,000 be an ambitious or foolish expectation for the cost build? In Kilkenny

Cheers.

JimmyMW

Dave11111 wrote: »

Hi Everyone,

I know this has been discussed to death but Im hoping for a bit of feedback anyone may have.

Hoping to build a very basic 3 bed bungalow, 100sq metres (1100sq ft). One story, 3 beds, 1 bath.

Have a close relative in the trade so he will be building at better than cost price and sourcing materials with cash, along with plumbers/electricians etc.. Also plan on doing a lot of labouring myself with him..

Would e120,000 be an ambitious or foolish expectation for the cost build? In Kilkenny

Cheers.

I would say no hope, however the level of no hope very much depends on spec and finish, ie material costs and if you plan on having finished floors etc within this budget. To give yourself a good idea of how much your out, take the big ticket items and get a proper price from a supplier on those and see how much you have left:

• heating system inc renewable's
• windows/doors
• roof covering
• insulation
• Bathrooms/Tiling
• kitchen
• flooring
• internal joinery inc frames

It could shock you how much you'll will have spent on this much alone. below is an idea of what i spent on these, granted the spec was good and the house was larger by 80% but not all things can be reduced by this figure ie heating system/kitchens/bathrooms will not reduce proportionately. However even if you did reduce it proportionately across the below figures you are still looking at €67k odd for just the items below, you still have structure, plastering, plumbing, wiring etc to go

• heating system inc renewable's - €21k supply and install
• windows/doors - €17.5k supply and install
• roof covering - €29k including membranes and timber but not labor
• insulation - €7.5k including material but not labor
• Bathroom/Tiling - €10k including material and labor
• kitchen - €25k supply and install inc appliances
• flooring - €7k supply only
• internal joinery inc frames - €4.5k supply only

BryanF

Dave11111 wrote: »

Hi Everyone,

I know this has been discussed to death but Im hoping for a bit of feedback anyone may have.

Hoping to build a very basic 3 bed bungalow, 100sq metres (1100sq ft). One story, 3 beds, 1 bath.

Have a close relative in the trade so he will be building at better than cost price and sourcing materials with cash, along with plumbers/electricians etc.. Also plan on doing a lot of labouring myself with him..

Would e120,000 be an ambitious or foolish expectation for the cost build? In Kilkenny

Cheers.

Hi welcome to boards, we won’t be discussing the black economy in the forum, thanks

Dave11111

JimmyMW wrote: »

I would say no hope, however the level of no hope very much depends on spec and finish, ie material costs and if you plan on having finished floors etc within this budget. To give yourself a good idea of how much your out, take the big ticket items and get a proper price from a supplier on those and see how much you have left:

• heating system inc renewable's
• windows/doors
• roof covering
• insulation
• Bathrooms/Tiling
• kitchen
• flooring
• internal joinery inc frames

It could shock you how much you'll will have spent on this much alone. below is an idea of what i spent on these, granted the spec was good and the house was larger by 80% but not all things can be reduced by this figure ie heating system/kitchens/bathrooms will not reduce proportionately. However even if you did reduce it proportionately across the below figures you are still looking at €67k odd for just the items below, you still have structure, plastering, plumbing, wiring etc to go

• heating system inc renewable's - €21k supply and install
• windows/doors - €17.5k supply and install
• roof covering - €29k including membranes and timber but not labor
• insulation - €7.5k including material but not labor
• Bathroom/Tiling - €10k including material and labor
• kitchen - €25k supply and install inc appliances
• flooring - €7k supply only
• internal joinery inc frames - €4.5k supply only

25k for a kitchen? Get an ex display kitchen for 3k and appliances for 1k.. fit it for nothing... bathroom tiles and units for 2k max. As I said it’s a modest bungalow...

Gumbo

Dave11111 wrote: »

25k for a kitchen? Get an ex display kitchen for 3k and appliances for 1k.. fit it for nothing... bathroom tiles and units for 2k max. As I said it’s a modest bungalow...

So you design your rest of life home/kitchen around an ex display kitchen?

monseiur

Kitchens, appliances, furniture etc. can be changed / upgraded down the line as finances allow. Best to invest the bulk of available finances in the 'constants' like actual layout of house, no. & size of bedrooms, living area, roof, walls, insulation, doors windows, heating system, future proofed wiring etc......

JimmyMW

Dave11111 wrote: »

25k for a kitchen? Get an ex display kitchen for 3k and appliances for 1k.. fit it for nothing... bathroom tiles and units for 2k max. As I said it’s a modest bungalow...

Agreed it can be done, most likely with second hand not ex-display, however it will not save him enough to come within an asses roar of €120k for an 1100sqft bungalow. Developers doing estates of 2 story houses all the same are not achieving those sqft rates on the build element of the projects, cant see joe soap managing to match the buying power and experience of a developer, and the proposal needs to far surpass the developer rates.

Gumbo

JimmyMW wrote: »

Agreed it can be done, most likely with second hand not ex-display, however it will not save him enough to come within an asses roar of €120k for an 1100sqft bungalow. Developers doing estates of 2 story houses all the same are not achieving those sqft rates on the build element of the projects, cant see joe soap managing to match the buying power and experience of a developer, and the proposal needs to far surpass the developer rates.

Agree.

Dave11111

Gumbo wrote: »

Agree.

With a lot of the Labour been done free gratis, plumbers and electricians shall we say giving a good rate surely will help significantly along the way cost wise.

As I’m a single man with no intention of having kids a small but nice kitchen with open plan living area done basically but tastefully, 3 beds and a bathroom all the same, I’d imagine the 120/130k wud go a long distance to the actual build.

As I said my close relative is in the industry so he’ll build from scratch sourcing the materials at shall we say again good prices too

Gumbo

Dave11111 wrote: »

With a lot of the Labour been done free gratis, plumbers and electricians shall we say giving a good rate surely will help significantly along the way cost wise.

As I’m a single man with no intention of having kids a small but nice kitchen with open plan living area done basically but tastefully, 3 beds and a bathroom all the same, I’d imagine the 120/130k wud go a long distance to the actual build.

As I said my close relative is in the industry so he’ll build from scratch sourcing the materials at shall we say again good prices too

Why 3 bedrooms if no kids planned?
You could further reduce costs?

Planning, contributions and utility connections would eat a third of your 120k straight away I’d imagine.

Dave11111

Gumbo wrote: »

Why 3 bedrooms if no kids planned?
You could further reduce costs?

Planning, contributions and utility connections would eat a third of your 120k straight away I’d imagine.

I see where ur coming from but I was only inquiring about build cost. All that other expense is another days work unfortunately. Nightmare even thinking about the cost!!

JimmyMW

Dave11111 wrote: »

As I said my close relative is in the industry so he’ll build from scratch sourcing the materials at shall we say again good prices too

Get your close relative to give you a pricing doc, this will tell you where you stand