Extension - are we dreaming?

Just bought a 3 bed semi with a good 5m free space to the side and decent garden at the rear. Whole idea was to extension to the side for downstairs bedroom, and extend at the rear for utility and large kitchen/dining. About 54 sqm. I was hoping to get this done and finished for about 80k. But I've totally underestimated the renovation on the existing house. I've met with an architect today and he is saying about 130k for whole thing. I'm a bit depressed after speaking to him.

theboringfox wrote: »

What county was this? I am wondering is there huge variance by county. I am only just starting to look into an extension. I found my initial two discussions with architects tough. Very wooly on costs and hard to understand what's all in cost. I understand it's difficult as people will have different levels of finishes and furnishings but would be nice to know approx. this is what you need.

130k for 54sqm scares me but I was told 100k for 60sqm and then told maybe allow for 150k after fees, furnishings, fittings and existing house works etc. In fairness it was finger in air stuff but ball park with your figures.

Another for 80sqm said c. 200k to 250k!

I’m in Kerry. I was the same as yourself too. Never quite sure what is actually included in the price too. Kitchen? Cupboards, flooring, fees etc. Bit of a mine field.

Eh try 50k, 20k for that size extension that's about 120 m2 your dreaming

Hello, hoping for some help. We would like to do a small job on a Dublin mid terrace. Convert bedroom upstairs to bathroom (No current upstairs bathroom), extension 12ft x 25 ft downstairs only. Also new kitchen and reworking of existing rooms at back of house. We have a very limited budget so wondering what might the cost might be? Many thanks

What is the current ball park figure per m2 for a single story extension in Dublin? Looking at a 95m2 house at the moment, perfect location, and happy with the upstairs, but would like to extend the kitchen/dining room downstairs into the back garden. It looks like there are other houses in the estate which have done it already

Another Million Dollar Question!

I would like to get your well-educated estimate for the following extension. I would then have it designed, drawn and costed and then canvass builders who would be willing to tender, once the estimated price is within my budget/expectation.

General:
House is a Linked detached house with garage and utility linking house to next one. Access to rear through this converted garage which now has a sliding patio door – straight run. No access for mechanical diggers/dumpers unless there are micro-diggers that will pass through a standard internal door. No storm water or sewers along the rear of the house that need to be moved or re-routed. All drains/sewers run under the side in the linked portion of the house. Level garden at rear. Area where extension will go is currently 3 ft (W) of concrete garden path, plus 3ft (W) of patio slabs plus grassed lawn.

Required.
Single storey kitchen extension. Area – Approx 20 Sq M. joined to house to create one large space. No internal wall removal. Existing room is already one long kitchen/dining/sitting. Removal of rear house wall at ground level currently containing two windows. Width of opening approx 14ft. One continuous opening desired. No arches where old window were etc apart from RSJ. (I would like the RSJ not to be visible – but I understand that this is potentially a large cost to interfere with the first floor so a boxed off one is fine). Level floor to match the existing floor level.

As the house is North Facing, and overlooked there will be no wall of glass at the rear. Two double-glazed windows on new external wall (Approx 110-120mm wide), 2 velux OR 1 large roof- light in the roof, and approx. 8 – 10 ft of double-glazed glass doors on one sidewall of the extension (Bi-Fold).

Plumbing and electrical: Mains supply and drain for new sink unit and 6 double sockets. Lighting for 12 recessed kitchen spots and one central pendant type.

Construction method Traditional Block OR Timber Frame. End result must be signed off to comply with the current regulations by an Engineer.

Roof Type – Flat. Open to various types such as Fiberglass or VIEO as long as it's durable and long-lasting.

Cladding – Timer clad – Cedar or similar. Would Reduce to pebble dash to match existing house if required to save costs.

What to include in estimate – All Construction costs to painted finish inside and all rubble/rubbish removal.

What not to include – Flooring, kitchen units, landscaping, external patio/paving works etc.

I’ve tried to give as much info as possible without boring the pants off you. Thanks if you even got this far! All comments appreciated.

Has anyone here bought a house with the specific plan of renovating & extending immediately?

Looking at options including:
1: Buy site + build. Likely to take some time with planning.
2: Buy a 1970s-1990s type bungalow/dormer, of approx 150 m2; renovate (bring up BER from F or G to B1/A3) & extend by ~37m2. No planning permission needed but cost to renovate likely expensive on top of expensive house.
3: Buy older/smaller house of approx 50-70m2; renovate & extend by 120-130m2.

Given people's experience here, am i mad to think that it’s likely to be more economical to buy a smaller wreck of a house that needs everything done, than a more expensive house that’s livable but not to the standard we’d want (so would need a decent outlay)?

And do people know if planning for an extension (in the case below to take floor space to 3x the original size) take as long as for a new house anyway?

Cheers

sydthebeat wrote: »

Applications for Major Extensions can take just as long, if not longer, to go through the planning process compared to a house on a green field site.

At least with a new house the requirements and policies are already well known... Either the deign, engineering and 'local need' complies or it doesn't. Any decent experienced local planning agent should be able to tell from the outset for the application will go

Major extensions are different. The design is key here, and a lot more difficult than a new house from scratch. The criteria tends to be to keep the form and presence of the original building whilst adding on the extension in an attached but separate means. Ridge lines need to be kept separate and the mass of the extension shouldn't over power the original.

In essence it takes a lot more work to properly design a major extension that if you are starting from scratch..

Plus then you have the other engineering issues such as are existing sight lines sufficient? Does the existing entrance and boundaries need to be augmented? It would be highly that the existing septic tank system couldn't take the proposed load so that would need to be upgraded to perhaps a treatment system , with additional new percolation area. Is there enough space on site for this?

Green field sites are much easier from a planning point of view... And some clients can't understand why professional fees for major extensions are often higher than if it were a new application

That's really helpful & just the type of response I was looking for.
I plan to do a lot more work around my options, talk to agents/architects etc but want to come from a reasonable knowledge base.
Will try to keep updated here if I do make any progress on design, costs etc

inyourp wrote: »

Got a price pack from -snip- with a quote of around 6000 euro for initial stage, and only after I get that they will provide quote on how much the extension would cost.

Bit concerned I would spend 6k and end up with quote which is too high for me to afford, so really just ending up with fancy drawings worth 6k.

Is this normal ?


No

Unless by "Initial Stage" you're getting some specific works done?

Just curious, have you consider a metal frame timber cladded extension. I did one about 10 years ago. It turned out fabulous. Basically built on a solid cement foundation, Timber framed, fully insulated and treated timber cladding. Pitched roof etc. Size roughly 23 feet x 18ft. Total cost 13k, evening allowing for inflation a fraction of the cost of block. I also live in the slieve bloom mountains so structure had to be durable. I'll try attach pic. The price also included solid teak windows, full length and door. But I know these would be crazy price now

I realise it's very much ball park. Figures but what would the estimated cost be per sqm in Galway for a ground floor extension
And does it get more expensive the more glass you have?
Thanks

When people give a price per square meter, does that include VAT? Is it a builders finish (before painting and tiling)?

My experience:

- We are planning an extension and have drawings prepared. The QS for a firm has quoted us a price of €136k.
- The builder is an "all in builder" They'll do everything, right down to painting.
- The price noted above is for everything before you put your kitchen and finishes in. It includes windows and doors. It doesn't include engineer.
- The extension area is 30 sq m.
- There is a small amount of internal renovation. The renovation area is about 46 sq m. The renovation is not complex.
- There aren't any real complications about the site or access.

The price is €4, 500 based off the 30 sq m extension (136 / 30). With some renovation.

I was amazed by the price. We needs to add about another 15 for kitchen 2 for utility 6 for appliances 5 for outside and so on .....

Does it sound like a reasonable price?