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Cost of building a house in 2016/17

24

Comments

  • #52
    kkelliher
    Registered Users, Registered Users 2 Posts: 1,583 ✭✭✭kkelliher


    kceire wrote: »
    €54 a square foot! That's unheard of, even for mayo.
    Well done.

    not when there was clearly a mountain of free labour.....great to see someone with the ability to do it but clearly not a comparison that is of much use to most people.


  • #53
    Jofspring
    Registered Users, Registered Users 2 Posts: 4,096 ✭✭✭Jofspring


    Have been told in Limerick €130per sqft at the moment to builders finish but prices are sky rocketing. I was told that even in the last 6 months the price of labour has been rising and in another 6 months it will probably be even higher again.


  • #54
    fmh
    Registered Users Posts: 2 ✭fmh


    Jofspring, what's the source of that estimate? I have been talking to a number of engineers and architects (obviously, they are not builders) in recent days, and their figures ranged between €85 and €125 per sqft incl. VAT to builders finish. Most suggest around €115 incl. VAT.


  • #55
    kkelliher
    Registered Users, Registered Users 2 Posts: 1,583 ✭✭✭kkelliher


    All per ft2 prices are averages and very average at best. I have Architects who include joinery in their averages and others who don't. Some include kitchens and sanitary ware others don't. Some tiles, floors others not etc.

    It very much changes from person to person and they should not be relied upon as a factual basis for determining cost of a build. To do this is dangerous. They generally only work for people looking at spec housing and multiple units and don't work on one offs because of the exacting nature of an individual site and its impact on cost, the shape, and standard of construction and finish that this one job is aiming for.

    In respect to the labour issue, this is been used more and more as an excuse as to why tenders are coming back higher than thought (generally again based on ft2 estimates). The reality is that whereas labour costs are increasing in real terms for builders from their subcontractors etc, the tender market has not seen this increase due to the fact it is still very competitive and builders are under-cutting each other across the board. Until this stops or the unions take an industry wide approach (which used be the way under the registered employment agreements) we wont see the true impact of labour cost increases in the industry.


  • #56
    Jofspring
    Registered Users, Registered Users 2 Posts: 4,096 ✭✭✭Jofspring


    fmh wrote: »
    Jofspring, what's the source of that estimate? I have been talking to a number of engineers and architects (obviously, they are not builders) in recent days, and their figures ranged between €85 and €125 per sqft incl. VAT to builders finish. Most suggest around €115 incl. VAT.

    Had a chat with a QS in Limerick. He only built a house for himself recently also. As KKelliher is saying though it's only a rough proce. He was saying you would probably be leaning towards upwards in cost, (depending on finish) rather than downwards. Note the architect had told us around €100 per sqft when we started talking 6 months ago.


  • #57
    The HorsesMouth
    Registered Users Posts: 497 ✭✭The HorsesMouth


    Finished a 2300sq ft 1.5 storey house just under a year ago. Came in roughly at €190000. That included doing a few bits and pieces ourselves painting etc but nothing major as neither of us had much experience in building. All in all we probably saved €5000 - €7000 in doing work ourselves.

    Spec is relatively good..A2 BER. Spent a good lot on insulation, air tightness etc. However a good many of the rooms are not finished..5 rooms in all are literally just concrete floors, skirting and whitewashed walls. No landscaping done either and the site was free aside from solicitor costs.

    When we went in we of course thought we could do it for cheaper but it never works out like that unless you have a trade yourself. Still think getting in at €82 per square ft is decent going for the spec we got at the end despite the unfinished rooms/outside. If anyone wants any other particular costs or any more info feel free to ask!


  • #58
    dakid
    Registered Users Posts: 136 ✭✭dakid


    Nickypicky wrote:
    220,000 for 143.5 sq mt Cork
    What part of cork?
    That sounds awfully expensive or am i reading it wrong?


  • #59
    catchery
    Registered Users Posts: 159 ✭✭catchery


    any idea of rough estimates in Waterford for a basic box shaped,open plan kitchen/living room and 4 bedroom estimated 1700 sq.ft to a fairly high spec.


  • #60
    terrarev
    Registered Users Posts: 145 ✭✭terrarev


    For what it's worth, currently approaching the end of a build in Galway and we're looking at around €1230 p/m2 moved in. This is a contract build with no work done my ourselves apart from painting. This is proposed as A2 BER with UFH/A2W/MHRV with air tightness of <1m3/(h.m2)@50pa.
    The house is mainly bungalow with an upstairs conversion of about 25% of the total floor area so there is an added cost there but the spec is reasonably standard. We could easily have gone higher on a number of items (windows are PVC rather than AlcuClad for example) so I wouldn't consider the price we're paying as at the higher end of things. We had a competitive tendering process too.


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  • #61
    catchery
    Registered Users Posts: 159 ✭✭catchery


    Thank you Terrarev for you post much appreciated. The very best of luck in your new home !


  • #62
    pump
    Registered Users, Registered Users 2 Posts: 474 ✭✭pump


    The HorsesMouth wrote: »
    Finished a 2300sq ft 1.5 storey house just under a year ago. Came in roughly at €190000. That included doing a few bits and pieces ourselves painting etc but nothing major as neither of us had much experience in building. All in all we probably saved €5000 - €7000 in doing work ourselves.


    Spec is relatively good..A2 BER. Spent a good lot on insulation, air tightness etc. However a good many of the rooms are not finished..5 rooms in all are literally just concrete floors, skirting and whitewashed walls. No landscaping done either and the site was free aside from solicitor costs.

    When we went in we of course thought we could do it for cheaper but it never works out like that unless you have a trade yourself. Still think getting in at €82 per square ft is decent going for the spec we got at the end despite the unfinished rooms/outside. If anyone wants any other particular costs or any more info feel free to ask!


    What part of the country did you build in?


  • #63
    Kellzer
    Registered Users Posts: 43 ✭Kellzer


    Just after finishing a 258sqm house (2 storey dormer) in North Kildare. House is A2 rated, has 4kW of solar panels, air to water heat pump. Garden is landscaped (granite patio, lawns sewed, kerbing in, pebble driveway etc) as part of the contractor's price. Worked out at €1240 per sq m for all this in the tender price given by contractor for all the above and for a good quality finish.

    This did not include for kitchen or appliaances. It also allowed 25Euro per sqm for flooring/tiles, which is not a huge budget but we managed to find very nice laminate floors for this price and also our tiles came in under budget.

    When we take in extras like architects fees, council fees, solicitor fees, irish water connection, ESB connection, kitchen and appliances etc it drove the price up to €1451 per sq m. This is for a fully finished house and garden. Nothing left to do except furnish it.


  • #64
    Jofspring
    Registered Users, Registered Users 2 Posts: 4,096 ✭✭✭Jofspring


    Do you mean a 2,400sqft house rather than 2,400Sqm?


  • #65
    Kellzer
    Registered Users Posts: 43 ✭Kellzer


    Sorry-not sure where I got that figure from. It is actually 258sqm. Have edited the post now and adjusted the amounts to correct values per sqm.


  • #66
    monkeyman
    Registered Users Posts: 309 ✭✭monkeyman


    Are the estimate prices mentioned for building per sq m ex VAT or inc VAT?

    Thanks


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  • #67
    The HorsesMouth
    Registered Users Posts: 497 ✭✭The HorsesMouth


    pump wrote: »
    What part of the country did you build in?

    the midlands


  • #68
    ustari
    Registered Users Posts: 504 ✭✭✭ustari


    Kellzer wrote: »
    Just after finishing a 258sqm house (2 storey dormer) in North Kildare. House is A2 rated, has 4kW of solar panels, air to water heat pump. Garden is landscaped (granite patio, lawns sewed, kerbing in, pebble driveway etc) as part of the contractor's price. Worked out at €1240 per sq m for all this in the tender price given by contractor for all the above and for a good quality finish.

    This did not include for kitchen or appliaances. It also allowed 25Euro per sqm for flooring/tiles, which is not a huge budget but we managed to find very nice laminate floors for this price and also our tiles came in under budget.

    When we take in extras like architects fees, council fees, solicitor fees, irish water connection, ESB connection, kitchen and appliances etc it drove the price up to €1451 per sq m. This is for a fully finished house and garden. Nothing left to do except furnish it.

    Would say you did well there in terms of pricing, fair play.


  • #69
    tacofries
    Registered Users, Registered Users 2 Posts: 854 ✭✭✭tacofries


    Hi Kellzer, do those figures include Vat?


  • #70
    kaiser31
    Closed Accounts Posts: 131 ✭✭kaiser31


    Hi can anyone tell me what is approximately the cost per sq m or sq ft to build to Kerry (Tralee) at the moment?


  • #71
    mrxireland
    Banned (with Prison Access) Posts: 75 ✭✭mrxireland


    We have been getting quotes of one or two builders for a bathroom/wet room 3.2x3.5m and a back hall/room 3.2mx4.5m just on the border of sligo/mayo. Block built with tieing into the existing roof. Bathroom all tiled, bath/ wetroom floor, hall tiled. One builder has came in at 17.5k for labour and the other at a staggering 19k labor. To us, this seems like boom time prices. We know the rates have been going up and builders have more outlays than they did in the boom but for labor for this extention seems outrageous to us. We were thinking maybe 10-13kmax and the rest for materials. We would expect these prices in dubllin and not here in the west. Would you agree?


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  • #72
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    mrxireland wrote: »
    We have been getting quotes of one or two builders for a bathroom/wet room 3.2x3.5m and a back hall/room 3.2mx4.5m just on the border of sligo/mayo. Block built with tieing into the existing roof. Bathroom all tiled, bath/ wetroom floor, hall tiled. One builder has came in at 17.5k for labour and the other at a staggering 19k labor. To us, this seems like boom time prices. We know the rates have been going up and builders have more outlays than they did in the boom but for labor for this extention seems outrageous to us. We were thinking maybe 10-13kmax and the rest for materials. We would expect these prices in dubllin and not here in the west. Would you agree?

    Get more quotes. If they all come back similar, then that's the market rate.
    Make sure they are quoting like for like.

    Labour rates are increasing week by week, trades are starting to select what job they want to carry out.


  • #73
    mrxireland
    Banned (with Prison Access) Posts: 75 ✭✭mrxireland


    kceire wrote: »
    Get more quotes. If they all come back similar, then that's the market rate.
    Make sure they are quoting like for like.

    Labour rates are increasing week by week, trades are starting to select what job they want to carry out.

    I got 2 thinking they will be very close to each other and in around what i was thinking. 17.5k and 19k for labor . Im afraid now though, if i do get someone in for 10k, it wont be as good as what we want. Is there any threads here where theres a break down or price of similar extensions to compare?


  • #74
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    mrxireland wrote: »
    I got 2 thinking they will be very close to each other and in around what i was thinking. 17.5k and 19k for labor . Im afraid now though, if i do get someone in for 10k, it wont be as good as what we want. Is there any threads here where theres a break down or price of similar extensions to compare?

    Nope, all ball park guesses.
    You wont get an exact breakdown unless you have prepared a BoQ and gave that to the individual contractors to price against.

    Not much difference in the 2 quotes to be fairs, its a couple of trades for an extra day or 2.


  • #75
    Jofspring
    Registered Users, Registered Users 2 Posts: 4,096 ✭✭✭Jofspring


    Ya from looking at your prices I wouldn't call that a huge difference to be honest. If it was 10k difference then I would be worried.

    I have gotten 3 quotes to build a house recently, two are very close and one is €20,000 dearer. Have the BOQ so was very easy to compare.


  • #76
    mrxireland
    Banned (with Prison Access) Posts: 75 ✭✭mrxireland


    Jofspring wrote: »
    Ya from looking at your prices I wouldn't call that a huge difference to be honest. If it was 10k difference then I would be worried.

    I have gotten 3 quotes to build a house recently, two are very close and one is €20,000 dearer. Have the BOQ so was very easy to compare.

    What is BOQ?


  • #77
    Jofspring
    Registered Users, Registered Users 2 Posts: 4,096 ✭✭✭Jofspring


    mrxireland wrote: »
    What is BOQ?

    It's a Bill Of Quantities. A Quantity surveyor makes it up. The builders then can use it as a guide to give you prices and then you can compare the different prices with each other much easier.

    This thread should give you an idea what I mean.

    http://www.boards.ie/vbulletin/showthread.php?p=101296226


  • #78
    StoneyRiver
    Registered Users Posts: 10 ✭StoneyRiver


    Well ware on the new house Kellzer.
    I'm beginning a new build now and in quotation stage. BER advises 4KW solar with oil boiler. Can i ask who you dealt with for solar panels and did they fully install and commission?

    The options are far as i can see are
    1. Shipping a kit in from europe approx. €5.75K and getting the roofer and electrician to mount and commission adding another €1000 approx or
    2. Paying approx €8K for a local supplier to do the job.

    Option 1 saves €1000 approx. but is higher risk of damaging the panels and a more hassle.


  • #79
    pinkprincessy
    Registered Users Posts: 4 ✭pinkprincessy


    who what when wrote: »
    I would echo previous posters as someone who has recently been pricing up my own new build.
    If your going contractor route your looking at €1400 to €1600 per sm depending on size spec. etc.
    For direct labour €1000 to €1200.
    I'm afraid the days of building a house for half nothing (ie. €75 per sqft) are over.

    Hi, what would 1600 per share be per sqft ? Thanks


  • #80
    lauralenny
    Registered Users Posts: 1 ✭lauralenny


    that seems like a really good price
    we are in galway and just looking at a site in salthill and trying to work out how much it might cost us to build a 3000 sq ft home (thats what planning has been applied for)
    no clue where to start really
    do you mind me asking what builders you used? can you send on the name in private message?
    Thanks in advance


  • #81
    StoneyRiver
    Registered Users Posts: 10 ✭StoneyRiver


    Getting quotes myself in the Galway area for a 3000 sqft house. Coming in around €90/ft^2. Builders finish. Does not include kitchen or stairs. so say an extra 20K for that to bring it up to €98/ft^2.


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  • #82
    smccart6
    Registered Users Posts: 26 ✭smccart6


    Just wondering what would it cost roughly to build a 2700sqft 2 storey simple rectangle shape house in louth area. Contractor build. A2 rating, double glazing pvc, geothermal, underfloor heating and ventilation system. Concrete first floor. Site will be cleared and ready for building.
    Excluding kitchen, painting and flooring
    We are just in process of sending out stuff for tendering but just wanna get rough idea to prepare me for quotes


  • #83
    Liloldme
    Registered Users Posts: 25 ✭Liloldme


    Hi All,

    Sale agreed a site in Sligo with an existing house on same. The house is only a 2 bed that has been left vacant for a number of years so will need to be gutted but exterior walls are good.

    We plan to extend the house by about 1000-1200 sq feet and upgrade existing structure. We have been given indications of about €100 to €105 per square foot to builders finish which would include electrics, plumbing, plastered walls and our floors.

    We want to finish up with a 3 bed house to include underfloor heating, some type of ventilation system and water recycling system.

    Has anyone done anything similar in Sligo recently?

    Also we are currently getting quotes from architects. One has come in at €24000 excluding VAT and excluding external contractors such as QS, engineer, site surveyor etc. We are quite shocked!!!

    All advice appreciated!


  • #84
    Jofspring
    Registered Users, Registered Users 2 Posts: 4,096 ✭✭✭Jofspring


    Shop around for the Architect anyway. Prices can vary massively so if you can find one that you like their work and they are reasonable then I'd say go for that one. €24,000 ex Vat is a serious chunk of change when you consider that would more than likely pay for your whole heating system.

    When it came to he QS I also got massively varying prices. One wanted €2,500 just for BOQ, another wanted €1,000 and the third wanted €600.


  • #85
    Liloldme
    Registered Users Posts: 25 ✭Liloldme


    Jofspring wrote: »
    Shop around for the Architect anyway. Prices can vary massively so if you can find one that you like their work and they are reasonable then I'd say go for that one. €24,000 ex Vat is a serious chunk of change when you consider that would more than likely pay for your whole heating system.

    When it came to he QS I also got massively varying prices. One wanted €2,500 just for BOQ, another wanted €1,000 and the third wanted €600.

    Yip we have met with two other architects since so we hope to have their quotes in next week. :)


  • #86
    merryberry
    Registered Users, Registered Users 2 Posts: 332 ✭✭merryberry


    €212,000 for a bungalow in Tipperary to builders finish. Footprint is 2030sq ft with 700sq ft in converted attic space. Includes a high insulation spec delivering a provisional BER of A3.

    Not sure how people would look at that cost on € per sq foot basis i.e. is it €212,000 / 2030 sq ft = €105 sq ft or is divided by 2730 sq ft which would give €77 sq ft


  • #87
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    merryberry wrote: »
    ?212,000 for a bungalow in Tipperary to builders finish. Footprint is 2030sq ft with 700sq ft in converted attic space. Includes a high insulation spec delivering a provisional BER of A3.

    Not sure how people would look at that cost on ? per sq foot basis i.e. is it ?212,000 / 2030 sq ft = ?105 sq ft or is divided by 2730 sq ft which would give ?77 sq ft

    Are you finished?

    Or is this just a quotation..


  • #88
    Tefral
    Registered Users, Registered Users 2 Posts: 4,376 ✭✭✭Tefral


    Its my experience in the Munster/Midlands region that the actual builders finish of housing has dropped back to €100-€105 a square foot.

    There are alot of contractors coming back into the market.

    I have priced about 10 houses in the last 3 weeks and i was 2nd/3rd in them all out of 5/6 tendering and i was at the €105 region per sq m.


  • #89
    Gumbo
    Moderators, Society & Culture Moderators Posts: 39,783 Mod ✭✭✭✭Gumbo


    merryberry wrote: »
    €212,000 for a bungalow in Tipperary to builders finish. Footprint is 2030sq ft with 700sq ft in converted attic space. Includes a high insulation spec delivering a provisional BER of A3.

    Not sure how people would look at that cost on € per sq foot basis i.e. is it €212,000 / 2030 sq ft = €105 sq ft or is divided by 2730 sq ft which would give €77 sq ft

    And just to confirm that the A3 is the minimum requirement under the building regulations.


  • #90
    JaMarcusHustle
    Closed Accounts Posts: 4,719 ✭✭✭JaMarcusHustle


    What price are you looking at for South Dublin - approx 1200-1400 square feet (112-130 square meters)?

    And what price are you looking at for a site with PP to house such a build, with room left over for a good size garden?

    Wouldn't be Blackrock/Foxrock or anything as that's way, way out of budget, but anywhere from Sandyford as far down as Bray/Greystones.


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  • #91
    Donadea lad
    Registered Users Posts: 54 ✭✭Donadea lad


    Are you allowed to self build now. I am a plumber and my father inlaw wants to come from abroad and do the block work.
    I was told yeaterday that you are not allowed to self build any more.


  • #92
    FiOT
    Registered Users, Registered Users 2 Posts: 149 ✭✭FiOT


    Donadea lad wrote: »
    Are you allowed to self build now. I am a plumber and my father inlaw wants to come from abroad and do the block work.
    I was told yeaterday that you are not allowed to self build any more.

    Of course you can, self build is the only way we're able to afford to build. There was a time about 2 years ago where it wasn't possible but that has changed again.

    Tough going though, make sure you know what you're getting yourself into!


  • #93
    Donadea lad
    Registered Users Posts: 54 ✭✭Donadea lad


    Thanks for that, I was just gona get the different trades in myself instead of paying a builder to do it. I have been working on construction for about 18 years.


  • #94
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    Donadea lad wrote: »
    Thanks for that, I was just gona get the different trades in myself instead of paying a builder to do it. I have been working on construction for about 18 years.

    Building control regs.
    Hsa regs.
    & Building regs:
    http://www.housing.gov.ie/housing/building-standards/tgd-part-d-materials-and-workmanship/technical-guidance-documents

    Bringing in different trades dilutes responsibility making you 'The self builder' ultimately responsible for compliance with the above.


  • #95
    kav2011
    Registered Users Posts: 33 ✭kav2011


    these figures might be of value to someone. completed a self build in midlands on my own half acre site. 2450 sq ft house with garage. This was built to 2015 regulations.  
    It has underfloor heating (air to water), concrete floors, stone work and is finished to a relatively high standard. Build cost for this was 163000. All in (professional fees, council fees, ESB connection, kitchen electrical appliances, every room fully furnished, pots, pans, yard levelled with stone, kerbs, self build insurance etc) the total cost was 189000. Outside i still need to do the lawn, fence around the site, tarmac (eventually). 
    I was able to do labour for foundation and all ground work between myself and family.


  • #96
    sheff the ref
    Registered Users Posts: 618 ✭✭✭sheff the ref


    The cheapest way to build is to do as much of the work as you possibly can do yourself. However there are a few factors

    1.You need time and lots of it
    2.You cannot be afraid of hard work in all weather conditions
    3.You need to be useful in terms of what you can do with your hands
    4.You cannot expect a turnkey house in 6 months

    All these approximations and prices per square meter are misleading if you are in a position to manage and labour for yourself and build it over a longer period


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  • #97
    Cows Go µ
    Registered Users, Registered Users 2 Posts: 902 ✭✭✭Cows Go µ


    I'm wondering if anyone here might be able to help me.

    I'm currently saving up for a mortgage and I've now got my deposit but when I'm looking at houses I'm finding it difficult to find a house that has what I'm looking for. Therefore I was thinking that building a house might work better for me. My problem is that I have no idea how much a house would cost to build so I don't know if it's in my price range and I'm having trouble finding anything that would give a price for the type of house I want. All pricing estimates seem to be for much bigger houses than I want.

    The house would just need to be basic, the standard kitchen, living room and two bedrooms. I don't care if it's one or two floors, whatever is cheaper. I'm talking less than 1000 square feet. For me the most important thing is land as I work with my dogs so I need about an acre.

    Would anyone know roughly how much that would cost to build? I'd be looking to build it in West Cork, either Bandon or Macroom direction, if that helps.


  • #98
    BryanF
    Moderators, Home & Garden Moderators Posts: 10,141 Mod ✭✭✭✭BryanF


    Site: https://www.daft.ie/11390584

    Allow 200k to renovate & extend to give you 1000sqft


  • #99
    Cows Go µ
    Registered Users, Registered Users 2 Posts: 902 ✭✭✭Cows Go µ


    BryanF wrote: »
    Site: https://www.daft.ie/11390584

    Allow 200k to renovate & extend to give you 1000sqft

    That one is on my radar but the fact that it doesn't show any pictures of the inside worries me. I'd say it would probably need some serious renovations.

    I don't need to extend anything though. I literally just need somewhere to sleep and eat. A spare room would be a luxury for me to throw my extra crap into and maybe store some dog training equipment


  • #100
    Sponsorgate
    Registered Users, Registered Users 2 Posts: 257 ✭✭Sponsorgate


    Quoted 310,000 euro for a 2700sq foot 1 storey new build in West Cork. Approx 115 per sq foot. This a reasonable price?


  • #101
    368100
    Closed Accounts Posts: 2,067 ✭✭✭368100


    Sponsorgate wrote: »
    Quoted 310,000 euro for a 2700sq foot 1 storey new build in West Cork. Approx 115 per sq foot. This a reasonable price?

    Is that to turnkey finish?


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