Cost of Building a House 2019

Have you renewed your planning?

2500sq ft is more than your standard 4 bed. There are a few factors pushing up costs, building regs changes. The European Energy Performance of Buildings Directive Recast 2010 (EPBD) requires all new buildings to be nearly Zero Energy Buildings (nZEB) by 31st December 2020 so after this date costs will be even greater.
10 years ago you would have built a C3 rated house maybe even D and not thought about it. It would have no PV panals and probably heated with Gas or oil. Now you need to hit A3 and about to be A1 required so new technology, advanced Heat pumps and PV use, mechanical ventilation etc.

If you apply for an extension to planning now you will be required to comply with new conditions. I used do planning and house design years ago and I never understood the clients whom wanted 3000sq ft all ensuite mansions when all they could afford was a very decent 1800 sq ft design fully finished. My own sister and her husband insisted on 2,700 and while the house was built and finished in 2013 the driveway remains a dirt track that you would get stuck in visiting them. and low and behold they never use their 2nd living room.

I have heard current rates are €150 to €200 per sq ft. This will go up (assuming there is not another crash) after nZEB comes into force.

I hope this isn't a silly question...it probably is but here goes.

I have just got full planning for my house but since the papers have been sent, I'm thinking that it is too big, do you have to build to the size in your architect drawing ... I wouldn't be changing the house type/layout ... just the size.

Very rough but see link. Factor in heat pumps and PV Panals now as you have to hit A3 and if house is finished after 2020 then add in heat recovery and all the other energy measures.
Site complexity- piling, raft foundations, excavation, difficult access. Etc.

[snip]

And regarding chasing size, yes, it’s new planning. If house looks same style but shrinks 1m all over in dimensions it’s a different house. If it stays same and moved on site as you build it you need a new planning too.
Your contributions fees to the authority was calculated on €/perm2 in Cork City it is €70-80 per m2 for council fees.
I used advice clients to allow for future easy expansion if budget was tight, layout to add 40m2 to rear in few yrs time. 40m2 to rear is exempt (once it hits the other criteria).
People need to stress to their designers their build budgets.

Dudda wrote: »

After solicitor fees, land registry fees, architect, planning fees, newspaper notice, site percolation test, structural fees, possible environmental, traffic or flooding reports, development contribution fees, detail drawings, tender report, Irish water connection, ESB poles, access road into site, clearing Japanese knotweed, etc.

Walk away if knotweed, takes 2/3 years of treatment to rid and then could comeback at any time, can remain dormant for 20 years.
Solicitor €1500
Land registery maybe €200
Architect/engineer €1500-2500 for your house budget
Planning application €65
Newspaper €50-300 (some authorities state national papers only)
Site percolation €750
Structural/engineer fees €1000 min
Other reports €1000 each, but if flood report needed stop looking at site as only needed in flood risk areas.
Development contributions in Cork is 70-80pm2 so a 100m2 house is €8000 Levy (1075ft2 house)
Your budget forget detail drawings and tender reports you can’t afford a project manager you are self build and your managing everything. Or drop another €10,000 min
Irish waster €1000 and you have to pay for work and manholes or a well ... €3-5k and treatment tank €3
ESB charge €1700 connection min outside poles, it all adds up and that’s before you start building... a heat pump is now a building reg for green energy and that’s €10,000 or regular boiler and cover roof in PV panels €10,000....

vinnie_cork wrote: »

Very rough but see link. Factor in heat pumps and PV Panals now as you have to hit A3 and if house is finished after 2020 then add in heat recovery and all the other energy measures.
Site complexity- piling, raft foundations, excavation, difficult access. Etc.

[snip]

And regarding chasing size, yes, it’s new planning. If house looks same style but shrinks 1m all over in dimensions it’s a different house. If it stays same and moved on site as you build it you need a new planning too.
Your contributions fees to the authority was calculated on €/perm2 in Cork City it is €70-80 per m2 for council fees.
I used advice clients to allow for future easy expansion if budget was tight, layout to add 40m2 to rear in few yrs time. 40m2 to rear is exempt (once it hits the other criteria).
People need to stress to their designers their build budgets.

I told my architect my budget but he returned with a house of 2600 sq.ft. I havn't yet priced the build but people are putting the fear of God telling me it is a massive house. I will be paying all the costs below from savings and the build is specifically from the mortgage. In my naivety I just went with it.

vinnie_cork wrote: »

Look, it all depends on location, cost of building (after site cost) varies greatly from Dublin to Kerry. Supply and demand on trades etc.
Is phasing anything an option? Like omitting dormer rooms and not alter design and allows for working on after. Your probably going to have to spec down your finishes. If there is more than 1 en-suite bedroom can you live with just one considering you will have a main bathroom and probably a Wc anyhow, might be €5k saving by time all elements add up for an en-suite.

I'm in the west so architect based it on €105 sq.ft - I took him at his word. Have saved money on site as it's on family land. No dormer rooms. I can definitely manage with one main bathroom.

Are all the prices listed in the thread based on the traditional block build method - ie - cavity wall insulation etc? If so are there any alternatives that are feasible in Ireland with our damp climate?

Two main problems I see with house builds in Ireland are:
a) very slow to build
b) heating in houses here is terrible. Even newish houses with good energy ratings I think are quite poor. Warm if the heating is on, but if not they seem to lose heat very quickly.

Surely there are new technologies/techniques that are available now that can mitigate these problems?

BryanF wrote: »

1. Cavity wall insulation is arguably the cheapest option in Ireland primarily because it’s the most common
2. Yes
3. What experience do have in this area?
A. Disagree
B. Thats a Massive generalization. Depends how well the house is built. And how well the heating system is sized
4. As per 3.
5. Lack of air-tightness and dry-lining are generally the causes of this.
6. Yes. Read around the forum. Use the keywords in point 5.

As regards experience I have worked in construction here in Ireland and the US and Canada and from what I have seen the timber framed houses used there are much quicker to build and are much warmer. This may be due to better heating systems installed, I'm not really sure. In my experience heating bills there are not much than here though, probably a bit less in fact.

You're right in regards to my observation been a massive generalization, but this was based on living in a large numbers of houses, in fairness a lot of these are probably older builds. House I have just moved into though was built in 2006 and had a BER rating of b+. I thought this would mean that it retained heat fairly well but we find it very cold unless heat is on. It is dry lined. Perhaps I don't understand everything in relation to how this rating is made. Anyways my observations were mainly due to me been a consumer of various builds (i.e - a renter) in various countries.

I have no doubt you're right in stating that "Cavity wall insulation is arguably the cheapest option" but that does not necessarily make it the best and most economical over time. Hence my question regarding alternatives.

Ok I have bought a house on a few acres. I am not tearing it down completely, it is an old home 1900 or so. What I would like to do is build around the original. It is based in the west of Ireland and has all the services already in place... I do not want a huge house..something around 1500 sq feet... I know it is "how long is a piece of string" but should 150,000 get me there?

Build house in north Wexford 2011. 2450sq feet.
Block Walls
150mm cavity pumped and 50mm insulated slab.
2 banks of tube solar panels
Ufh downstairs, rads upstairs oil condenser burner
Breton slab
Pvc double glazed. Palladio doors front and back.
Own well and biocyle unit.
€6000 paid to council.
€10000 for kitchen.
All tiling, sanitary ware, furniture, painting, stove, electrical items for kitchen and entertainment and carpets/laminate floors.
Did it direct labour so it involves trusting people especially as I'm no expert. From opening site (no cost) to moving in €214000.

BryanF wrote: »

You haven’t given enough info

Assuming mortgage, the bank will want the place finished.

House itself is currently around 800 sq feet.

Addition would include bedrooms and a kitchen built outside the foot print of the main house. House would be knocked completely inside to create an open plan area.so addition would be around 700 sq ft.

Electricity on site already, water already on site, septic was upgraded about 7 years ago.

Obviously the old house will have to be insulated, the roof is newer.Windows will have to be completely changed and modified.and front of house will be removed to create large open view to sea.

Anything I am missing?.. sorry this is the initial starting point for me.