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Where to start? 3 Bed Semi - Extension and Attic Conversion

  • 21-02-2022 12:48am
    Registered Users Posts: 13

    I'm a complete novice in this regard. I don't know where to begin.

    We have a 3 Bed Semi in South county Dublin and have two projects that we hope to complete at the same time to give us more space in the house.

    Project 1: Attic conversion with hip-to-gable and new staircase. Dormer window to rear if budget allows. It won't be a habitable space due to height but would expect to use it for storage and office space.

    Project 2: 20sq m. extension to rear. Kitchen re-config and addition of downstairs W/C and utility room and associated plumbing works.

    My questions are:

    • I'll need planning permission for the attic conversion. Neighbours have had similar work done so hope it would be acceptable. Can this be done without an architect? I'll need plans/drawings for PP application, I assume. If I go to an attic conversion company directly, do they provide plans I can submit for PP?
    • I like the idea of having an architect to spec out and design the builds and for them to organise with prospective builders. Is it worth the additional cost? I'm worried about my ability to select a decent builder myself.
    • Does it make sense to do both projects with the same builders at the same time? I'm happy to do separate companies for each project but I think it might be more efficient (economies of scale etc) and a bigger more attractive job for a builder to commit to?
    • Would €90,000 be a realistic budget? (50K for extension, 30K for attic and 10K for architect, all incl. of VAT)



  • Registered Users Posts: 1,261 ✭✭✭Gant21

    You have your ducks in a row but not your budget. Double it at least.

  • Moderators, Society & Culture Moderators Posts: 38,692 Mod ✭✭✭✭Gumbo

    You would need about 100-120k for the job in my opinion.

  • Registered Users Posts: 24 egizz983

    i assume its depends where the house is as prices are different in each are . for extension 50k could be short (rough estimate 10k ground work and foundation , lets say another 12k for brick work and insulation , around 12k for roof(depends on what kind of the roof will it be ) , 7k slabbing plastering painting , 3-5k electricity , 7k plumbing and bathroom installation , and then doors and windows probably another 3-4k depends on how many ) so roughly i would estimate around 60k but there is many factors that might increase this price slightly , 30k for the attic is probably enough .

  • Registered Users Posts: 6,960 ✭✭✭Gusser09

    With the mad prices at the moment you would probably need 110-120k.

    We got a 50sqm extension built recently for 70k. But we didn't need any structural work done to the existing property. We got 2 bedrooms a utility and two wet rooms for that along with another few bits and pieces.