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Cost to self build in Co. Galway 2017

nagsheader

How much would it cost to build a 200sqm house in Co. Galway? Site has full planning permission for a 1.5 storey house. House design is pretty straigt forward. Could it be done at 90 euro per sqft by a builder or would i need to go down the self build route?

Thanks in advance!

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Calahonda52

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

You can even build at 80/sqft but what you will get will be sh$t, and wont even be good quality at that.

I don't see how self build will help greatly: the spec will drive the price and self build gets complicated once you move beyond basic, '70s standard build because the trades don't integrate or co-operate

Water John

Yes, you'd really need to know your job, to oversee it. Need to do/supervise sealing, non bridging, very carefully. Need to be on site, or available.

FortunaMan

I am also building a 2100sq ft 2 story in Galway and hope to send drawings out to tender next week. Hoping to see quotes come in around 130 per sq ft based on the research I have done. Doubt I will get everything finished for this either. Just hoping to get it habitable.

nagsheader

Thanks fortunaman. I need to get construction drawings drafted b3fore I can send out to tender, any idea how much they should cost?

Is 130 per sqft based on the new buildinh regs or have you opted out?

BryanF

nagsheader wrote: »

Thanks fortunaman. I need to get construction drawings drafted b3fore I can send out to tender, any idea how much they should cost?

Is 130 per sqft based on the new buildinh regs or have you opted out?

Building regulations are the same for everyone

Building control regs are the 'opt out'. You can effectively opt for self certification. The onus is then on you to enforce compliance of building regulation on your house.

nagsheader

BryanF wrote: »

Building regulations are the same for everyone

Building control regs are the 'opt out'. You can effectively opt for self certification. The onus is then on you to enforce compliance of building regulation on your house.

Thanks for the clarification! Thats what i meant ;-)

FortunaMan

130 per sq ft is just what i'm expecting to hear back. As for the Working Drawings and structural details, they were €1,700 + VAT @ 23%

DaDerv

FortunaMan wrote:

130 per sq ft is just what i'm expecting to hear back. As for the Working Drawings and structural details, they were â‚¬1,700 + VAT @ 23%

That seems pretty steep? I was told by a local fella â‚¬100 is going rate? And that's for a good finish. I'm rural Galway. Perhaps that's making a difference. Almost a third more is a huge difference though.

I had the council lady out Friday. Will probably hear in the next week or so as to whether I get permission. When would be right time to send it out to tender?

FortunaMan

DaDerv wrote: »

That seems pretty steep? I was told by a local fella €100 is going rate? And that's for a good finish. I'm rural Galway. Perhaps that's making a difference. Almost a third more is a huge difference though.

I had the council lady out Friday. Will probably hear in the next week or so as to whether I get permission. When would be right time to send it out to tender?

I'm in rural Galway too. Hopefully you are right regarding 100 per sqft That's the price I had in mind a few months but the more research I done and the more people I spoke to more i increased it all the way to 130 per sqft. Hopefully I'm pleasantly surprised.

Regarding sending your build to tender. I think its best to have planning approved, C3 obtained then start construction drawings.

Metric Tensor

DaDerv wrote: »

I was told by a local fella â‚¬100 is going rate? And that's for a good finish. I'm rural Galway.

He's wrong. Based on 3 separate tenders in the last few months all in rural Galway.

130 is much closer to the mark.

There are people out there fooling themselves that they're going to get it built and finished for 100. But when you look at what they've left out and the "assumptions" they have made they'll either have a sub standard non compliant house or they'll spend more.

DaDerv

Metric Tensor wrote:

He's wrong. Based on 3 separate tenders in the last few months all in rural Galway.

I'd say shop around more!

nagsheader

If 130 per sqft is the self build rate it might be cheaper and less hassle to just buy a house. Between buying the site, obtaining planning permission, architects fees, tendering process, building regs, professional fees and the obvious risks, the question has to be asked...

60k - site
7k - planning permission
300k - build cost (2300 sqft)
367k total cost?

Correct me if I'm wrong but Im sure something in the region of 370k would get you a nice house in Galway...

Metric Tensor

nagsheader wrote: »

If 130 per sqft is the self build rate it might be cheaper and less hassle to just buy a house.

It is. But you won't get exactly the house you want and it will most likely not be built to the current regulations so will probably be more expensive to run (.. which is not always a bad thing!)

Definitely cheaper to buy ... a large percentage of the people we see get the site for free of course!

nagsheader

Growing up in the area defintely has its advantages i.e. local means for planning purposes and a free site from the family :-) but sadly thats not my case, its mortgage all the way for the outsider :-)

Water John

Local for planning purposes, thrown out, TMK.

Bullocks

Water John wrote: »

Local for planning purposes, thrown out, TMK.

Does that include housing needs or does that still apply ?

Water John

Don't know how CCs are dealing with it. They just cannot use it a reason for refusal.

ml100

Metric Tensor wrote: »

He's wrong. Based on 3 separate tenders in the last few months all in rural Galway.

130 is much closer to the mark.

There are people out there fooling themselves that they're going to get it built and finished for 100. But when you look at what they've left out and the "assumptions" they have made they'll either have a sub standard non compliant house or they'll spend more.

Does the 130 include kitchen, garage etc?

Metric Tensor

No garage.

A reasonable kitchen but nothing mad!

130 is a vague number to give a rough idea. It will obviously depend on the house design, shape, standard of finish, materials, etc. Everyone's requirements and priorities are different but 130/sq ft is a reasonable number to use when you are making a budget at the start.

B-D-P--

Going copying from a previous thread:

"What heating are you using, what insulation, what finish, timber frame or block, is there much excavations needed, how many corners are you putting in, standard triple glaze or passive windows, PVC or Aluclad windows, garage or no garage, what technology do you want in the house, what type of kitchen, these are just some of the hundreds of decisions needed to make that really effect the price."

Price per sq m is a joke, anybody who quotes you this is only inviting you in to get your business.