Are you holding off on extension?

Jezzabelle

Have just received a quote of over 100k to add a modest extension to our house with builders finish. Will probably end up being closer to 150k by the time we add kitchen/ furniture and no doubt unforeseen expenses along the way. I just can't justify spending this amount and are kicking ourselves we didn't do it a couple of years ago before everything went loco...

Feeling disheartened and more so coming here to vent😄 but also wondering if anyone else is in the same position and are you holding off in the hope that prices will come down in the next few months/years?

Its very hard for anyone to know for sure what way things will go price wise but surely this isn't sustainable.

badboyblast

Yeah we are the exact same, attic conversions were 10K pre covid, you can double that now, same with wanting to build out from our kitchen, mad money now, I sure do hope it comes back a bit as I cannot see myself gettitng into that type of death, kitchens are crazy money nowadays, Id say they are making up the numbers :)

listermint

https://www.boards.ie/discussion/comment/120389992#Comment_120389992

Tbf attic conversions were never 10k. 20k has been the price of that for many moons.

unkel

Our attic conversion was €13k after solid negotiation, I got a better finish and better price than any of my neigbhours getting the same job done. That was in 2005 though. Even during the worst of the recession that followed, it wasn't much cheaper than that. And I agree with @listermint - it was probably around €20k from about 2014-2015 onwards. Not sure if you can even get it done for that any more

Large prefab garden room can still be done for very good value, if you get just the shell built and you do all the internals yourself

Jezzabelle

https://www.boards.ie/discussion/comment/120389992#Comment_120389992

I just can't get over the prices. Kitchen can be anywhere from 10 to 80k!...We were lucky enough to buy when prices were low so I appreciate what we have in that regard but like yourself I can't see myself getting into that level of debt for what we are getting.

We had no trouble getting 3 reputable builders out to quote within a couple of days so I was hoping that was a good thing if work is slowing down. We are still awaiting two quotes but I don't hold out much hope they'll be any better.

mojesius

I'm in a similar position. Waiting for prices to drop for a garden room/office pod and an upstairs toilet. Prices are mental and we are in no immediate rush.

listermint

https://www.boards.ie/discussion/comment/120390027#Comment_120390027

No I'd say your quotes are entirely accurate. Double width extensions are the solid guts of 120k with basic finishes. 150k with kitchen and some niceties

Jezzabelle

https://www.boards.ie/discussion/comment/120390064#Comment_120390064

Same, we are not in a rush and can afford to wait. Hopefully things will improve in the near future. It's just hard to know...

grimeire

I was planning on holding out but our planning permission was running out and they would not let us extend as they brought in some new regulation in Sept 2021 that they were not extending them beyond the five years without major work done. Just be aware that you get about an extra 5 months due to covid on any planning permission.

Since I started in September have got letters off pretty much every supplier every month or so saying 5-10% price increase. Concrete in September was about 100m3 now it's closer to 150m3. Some of these suppliers are just jumping on the bandwagon I feel. The price of labour is the worse thing if your lucky enough to find someone you will be paying for it.

€200 +vat per day for direct labor was the cheapest I could find for wet trades and that's if your lucky enough to get someone willing to do a job.

sparrowcar

Same here just waiting. Live in a 4 bed semi in Dublin getting a very standard extension, kitchen and downstairs toilet done. Involves new gas boiler upgrade and move. 2 quotes were around €140k fook that. Will wait till back under the €100k and even then not sure I'd be arsed.

Scoopsire

How many sq metres was the extension? Did it include kitchen and toilet?

We got a quote of 285k for 60 sq metre extension onto a semi-d in Dublin builders finish plus professional fees, we'll be waiting! Another company gave average of 3k per sq metre for extension and 1.8k per sq metre for refurbishment

mickdw

https://www.boards.ie/discussion/comment/120428699#Comment_120428699

4750 per sqm. That is just bananas.

Scoopsire

Who are you telling! I may quite the day job

Signore Fancy Pants

South Dublin, 3 bed semi, attic and garage already converted, was looking for a 40sqm ext and downstairs refurb. Quotes last summer began at 150-200k starting price, told it would be higher by the time it was finished.

Only 2 of us in the house, so we are holding off now for as long as it takes to become reasonable again...whi h may be never!

Jezzabelle

I think something will need to happen in order for the prices to come down. Either a recession or people holding out so demand comes down. I'll be holding off anyway for now. Hopefully price drops happen sooner rather than later.

mickdw

I don't know about real demand drop off in cities but I can see the construction industry coming to a standstill in rural Ireland. Banks are currently making it very difficult to get mortgage on a self build. Costings being kicked back looking for higher figures. The higher build cost then puts funding out of range of the applicant. So while banks are lending, realistically, they are only lending to the top grade client. All very much like 2008.

fliball123

https://www.boards.ie/discussion/comment/120390027#Comment_120390027

That alone is a sign things are not great with the construction industry the fact is 18 months ago you would of been lucky to have 1 builder out quoting the fact that you have over 3 now within days shows that the work is drying up and the data shows this too. Construction output is down over 25% since this time 18 months ago. People cannot afford the prices and things like raw materials, petrol/deisel and energy have all come down over the last 6 months so keep holding off if you can as the construction industry will either have to compete or hit the wall in a lot of cases as wages have not come up anywhere near to getting work done and the option of getting a loan has become exponentially a lot more expensive for the person looking to get work done as well.

Wheety

We just finished a 40sqm extension with a refurb of of the downstairs. This is in Dublin and total cost including kitchen utility, and downstairs loo, is around €180k. Glad it's done now and even if prices drop at least we're finished. Very happy with it.

fliball123

https://www.boards.ie/discussion/comment/120434306#Comment_120434306

Hi Wheety any chance of a full breakdown on what you got done. As 180k for 40sq meters is 4.5k a square meter. I know you got more done it would be good to know what you paid out for, for example under floor heating etc.

Fred Cryton

Question - Brightspace are offering sunrooms for €38k, around 20sq m with heating and lighting. A lot less than mentioned above. is it kitchen that is pushing up the cost?

tom1ie

https://www.boards.ie/discussion/comment/120434643#Comment_120434643

hi Fred, just wondering did you ever look into these?

Mellor

https://www.boards.ie/discussion/comment/120389992#Comment_120389992

$10k pre-covid? The only way that's true is if you are talking about the SARS Coronavirus in 2002...

fliball123

Well we got a price for an extension for much lower than expected. We priced it 2 years ago at about 90k and our builder is starting in 2 weeks for a price of 85k. He did some work for us in a previous house and had been working on commercial and public projects like the port tunnel for a few years. He said that there is gouging going on and that you only have to look at the make, model and car reg of the lads building your extension are driving to see how much money they are making. He also said that people who were building in the commercial space are seeing that side of things dry up so its either extensions or new builds going forward and its far easier to exist with regards to regulations and planning in the extension side of things. So more competition means price dropping and he also said that almost all building materials are coming down and that the lads he knows are using this connotation of high raw material costs to gouge now he did say the exception was blocks and concrete which has remained fairly steady over the last 6 months or so. He said he is not making too much of a margin but enough to see him through to the new year. Good luck everyone getting their build done but getting a cheaper price now than 2 years ago is a result for us.

tom1ie

https://www.boards.ie/discussion/comment/121168314#Comment_121168314

Hi Filball, what part of the country are you in and what size extension if you don't mind me asking?

fliball123

https://www.boards.ie/discussion/comment/121168585#Comment_121168585

Just under 20 Square meters but also they have to remove a bathroom and install it in a different location and bring floors up to the same level as they are at different levels currently. In Meath

mickdw

Its still pretty pricey compared to the west of the country.

houseyhouse

I just got tenders for a full renovation and extension in Galway city and they are over 3k/square meter. And that’s not luxury finishes - average price for kitchen, mid range wooden floor etc.

kevgaa

Hi Folks, 

Quote back for the following south Dublin

1). knock kitchen into dining room and add 30sqm single story extension

2). knock garage and build 2 story extension for downstairs bedroom with en-suite and the same upstairs

3). retrofit to 120sqm house

4). rewire and replumb

Plumbing cost below is upgrade Gas boiler and only future proof for Heat pump and solar. 

What are peoples views as it blew up my expectation of 3k a sq metre for new build and 1500 for retrofit

Another builder just came back with 400k but no bill of quantities..

Madd002

Wow those are crazy prices you'dbuild a mansion elsewhere, would u not price some companies in midlands, alot of them up in Dublin anyway.

JP 1800

It would be cheaper to sell up and buy a bigger house at that stage

mickdw

https://www.boards.ie/discussion/comment/121173490#Comment_121173490

Ah for feck sake, does that pricing even add up in terms of overall property value?

Will you be adding 485k to the value on completion?

fliball123

https://www.boards.ie/discussion/comment/121173490#Comment_121173490

Was he wearing cowboy spurs when dropped that in that quote that is gouging at its finest you would be crazy to pay that there are decent properties in Dublin you could buy for that.

C3PO

https://www.boards.ie/discussion/comment/121173748#Comment_121173748

You won’t buy anything in South Dublin for that!

houseyhouse

https://www.boards.ie/discussion/comment/121173490#Comment_121173490

This is similar to what I want to do in Galway. Current house is 100 sqm including a sunroom extension (10sqm). 3 tenders in to demolish the sunroom, build a two story side extension (no existing garage just a wide side garden), and single storey rear extension. Also a block built shed/garden room (14.5 sqm). Finished size 200sqm including the shed. Tenders are between 515k and 605k. Completely out of our budget and more than the house would be worth afterwards.

One of the builders did tell me when he did the site visit that renovation is often more costly than new built because they have to demo the existing house first.

Padre_Pio

https://www.boards.ie/discussion/comment/121175004#Comment_121175004

Sure demo takes a week, building take a year.

badboyblast

https://www.boards.ie/discussion/comment/121173490#Comment_121173490

My sister in law getting all her windows and doors replaced , double glaze for 16K Euros fitted.

houseyhouse

https://www.boards.ie/discussion/comment/121175547#Comment_121175547

The windows does seem high. I’ve been told to expect roughly 1k per window and that’s for AluClad. Obviously big windows cost more than small ones but most houses have a mix and apparently that’s what it typically works out at. Perhaps there’s lots of large glazing? Or sky lights included in that?

Frankie19

Got a quote a few weeks ago for 5M bi- folding doors ......€18k !! After a bit of research the bi- folds seems to cause issues so we are now looking at either lift and slide ( €9k aluminium) or a large PVC slider and brought the size down to 3.6M.

We are changing the downstairs layout of our kitchen/ dining area. Finding it hard to get quotes and availability of builders in Meath area. We were originally looking at building an extra bedroom on top of the single story side of the house but we were looking at €75k. Between interest rates on loans/ mortgage top-up and the cost we have put that part on hold for a few years.

A colleague in South Dublin is looking to get an extension. 2 builders he asked to quote wouldn't as they are only doing extensions and rennovations of jobs over €400k!

listermint

https://www.boards.ie/discussion/comment/121174292#Comment_121174292

You won't buy anything in South Dublin for 500k ?

Really.... ... .. .

listermint

https://www.boards.ie/discussion/comment/121175713#Comment_121175713

Aluclad is a cod tbh. You'll hear alot of opinions on that on the forum but unless your into looking after the timber side of the house with upkeep it loses its finish and can hold moisture if there is any penetration.

There's plenty of extremely good upvc alternatives that Give very close to aluclad look. But architects don't have to live in the houses they spec this stuff like it's a bible.

WacoKid

Tendered in Jan '23 and again in Aug '23. Costs went up 50k since Jan.

4 bed semi retrofit with extension and attic conversion (no dormer). 420k incl. VAT..

Have pulled the plug and will look to tender again next year. One example is being quoted 30k to re-wire, where it should be 15-20k at most, or so I have been told.

kevgaa

https://www.boards.ie/discussion/comment/121183657#Comment_121183657

The dilema is wait and see what happens or cut your cloth accordingly.

@WacoKid based on your evidence i'm looking at cutting my cloth. Just for info my electrical is 18200 plus Vat.. Thats for rewire of basically 210 sq metre house after works completed.

I had something designed a few years ago but the costs went astronomically high. So it’ll probably never happen. The planning will lapse.

I think I’ll just repave the patio where it was going to go and focus on redecorating.

fliball123

https://www.boards.ie/discussion/comment/121174292#Comment_121174292

There are properties for sale for that price and under. You also have to consider when your buying the property your buying the land which is probably the most expensive part of buying a property. So are you saying there is no gouging going on when a builder is doing an extension the land it sit on does not have to be bought again yet these guys are using a pricing model that would suggest that you are buying the land again. Its gouging and any argument from anyone on here has a vested interest.

Tim Robbins

https://www.boards.ie/discussion/2058289353/are-you-holding-off-on-extension

We got a 2 story. Quotes were 100k pre covid. 200k post covid. Got a morgage. It's around 4K per square metre including VAT.

Asked 7 builders only 4 came back with quotes.

kevgaa

@Tim Robbins What was the quote for?

Tim Robbins

https://www.boards.ie/discussion/comment/121185150#Comment_121185150

Domestic 2 story extension circa 58 square metres. 21 upstairs, 37 downstairs. One quote was around 170K but didn't have much detail in in, two were around 240k and we went with the one for 200K (exactly around 206K I think). Including VAT.

C3PO

https://www.boards.ie/discussion/comment/121184439#Comment_121184439

I’m pretty sure that you’re the guy that said that extension prices were about to drop significantly in the short term. Now because that isn’t happening you’re calling it “price gouging”?

fliball123

https://www.boards.ie/discussion/comment/121186155#Comment_121186155

Well I am getting mine done at a cheaper price point than a price quoted to me 2 years ago so there is gouging going on. Construction workers building extensions are charging what a new build (which would include the amount charges for land) are charging so yeah there is gouging anyone silly enough to pay it good luck prices in all raw materials with the exception of concrete has come down - so Timber, insulation, sheet materials are all down, blocks has been rocky up and down but are still at the same level as Oct/Nov of last year, plasterboard has dropped slightly so price increases are now more or less for concrete and for labour and profit margin. I told your man 2 years ago where to go and had a lovely experience of meeting him recently and him asking about the job and him telling me if he was to do it now it would be about 20% more now I told him I was starting at a cheaper price point than he quoted 2 years ago and he should look at his pricing model as he was banging on about just being back from 3 weeks holiday in the U.S taking in Vegas LA and the likes and in a brand new Truck. Funny enough do he was available to start straight away which was not the case 2 years ago he had a nice back log of 6/7 months he had to clear so his work load must be drying up. Yeah these guys are certainly gouging.

Gusser09

Prices gone crazy even in the last 2 years.

We had a 46.5 sqm extension built in 2021 to the side of the house. Now there was no steel work or kitchen to go into it.

2 Bedrooms - 1 Ensuite

1 Small wetroom

1 utility

All bathrooms fully tiled.

71k.

All certified by an Engineer.

The key is to shop around as best you can. Word of mouth also. If you see people getting work done in your area approach the builder if it is of good quality.

Some of the prices going up here are comical. I think that some of the builders are on the gouging train too and there are enough people willing to jump on the credit train by getting huge loans or topping up mortgages just to get it done.

2008 anyone??

Squatman

https://www.boards.ie/discussion/comment/121175004#Comment_121175004

demo of house first would be done in a day, and would generally be very straight forward.