~ Building a House in 2020 ~

Hi all,
Hopefully this is a suitable thread to post in as it's about the choice of extension vs build new.

Wife & I want a nice ~186m2/2000sq ft house of reasonable spec with modern kitchen/diner with plenty of glazing in East Cork.
I appreciate the most obvious response to the below will be to talk to an expert, however, I’d like to get a reasonable sense for things first.
I see 3 options right now:
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/far smaller house of approx 50-70m2; renovate & extend by 120-130m2.

This is all very speculative at this point and I’m basing costs off what I’ve read above, in other threads & the SCSI estimate tool so realise they're not going to be terribly accurate.
Am i mad to think that it’s likely to be more economical to buy a smaller almost wreck of a house that needs everything done, than a more expensive house that’s liveable 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 floorspace to 3x the original size) take as long as for a new house anyway?

Site:
Required Build 186m2
Initial Cost of site: 100,000
Build@ 2,000/m2 372,000
Total 472,000

Small house
Size 60m2
Required Extension 126m2
Initial Cost 150,000
Rennovate @1,500/m2 90,000
Extend/Build@ 2,000/m2 252,000
Total 492,000

Bigger house
Size 150m2
Required Build 36m2
Initial Cost 250,000
Rennovate @1,500/m2 225,000
Extend/Build@ 2,000/m2 72,000
Total 547,000

tadgho wrote: »

Hi all, is there anywhere (website etc.) where one can see photos of finished houses (exterior and interior) and a figure for total spend on the house, just to get an idea of what a 250k/300k/400k house actually looks like?! It's interesting reading all the different figures on this thread and numbers on square feet, energy rating etc. etc but some pics for finished products would be nice as someone considering a self build in the future. I know "Self-build" magazine often have feature articles on builds with pictures, spec and overall total cost, but a lot of the time overall cost is not disclosed! I know there are variables and there is more to a build than meets the eye by looking at it, but just a rough idea! Thanks!:)

If you're on Facebook, try the "Self build and Renovations Ireland" group. Loads of what you're looking for on there.

Hi All,

We have an old 19th-century cottage that we are looking to renovate or demolish and rebuild. The house is stilled used as a holiday home, so would be connected to mains water and electric.

If we were to demolish nd replace we would be looking to replace with a 80-90sq bungalow.

The house is in the North West, so it would be great if anybody could give a ballpark figure for the cost of a rebuild?

What other fees would we have to pay other than the cost of the construction cost?
I'm aware we would probably have to pay the planning application fees, the architecture fees but not really sure if there anything else

Measurements would be something like the attached picture and the plans attached are just a rough idea taken from [snip]

Hi,
Hoping someone can help. I'm hoping to commence a new house build in the south west in the new year (subject planning which is due soon)

Does anyone have a useful spreadsheet with main construction elements broken down so that I can start sourcing quotes etc. to build up a reasonable estimate.

I don't want to employ a QS at this stage as I have reasonable knowledge of the building process. I'd like to manage the build myself and subcontract each element - to save money.

It would be great to hear from anyone that has built recently.

House is in the country and approx 2,500ft2 house and garage.

CBear1993 wrote: »

Pay a decent QS or anyone with half a notion to do this for you. Much better than taking the heed of anonymous people on here

I always think it's mad getting a QS for a domestic build. If you want to get a house done and your are on a budget, then do a bit of spade work and get the excel spreadsheet out yourself. Don't pay for professional fees that will basically end up at an 'industry standard' cost per sq ft. If you want to do better than that then you must go direct labour. I built a house to A3 spec in 2010 for 65/sq ft, and recently built a domestic garage, which is better insulated than the house (100mm pumped cavity, 100mm plasterboard), and the basic frame is not that expensive for blocks, windows, roof, insulation. The garage has a converted attic so is 1400 sq ft, and is say I've spent under 30k. It's a lot of work though, but so is paying off a 500k mortgage when it could be 250k!

VANG1 wrote: »

I must say a QS was the best investment I ever made, more than paid for himself.

I would double up-vote this if I could...

tails_naf wrote: »

Care to give an example? What cost / sq ft did you achieve?

Currently at €214/sqft, including EVERYTHING eg move in with your bags.. south of Cork City

ECO_Mental wrote: »

Currently at €214/sqft, including EVERYTHING eg move in with your bags.. south of Cork City

For my house I was offered a turn key option for something similar per sq ft, would have cost 600k to go that way, built it for 240k all in, incuding flooring, kitchen all tiling and painting done. It was a busy year of my life though!

mickeyh wrote: »

Hi,
Hoping someone can help. I'm hoping to commence a new house build in the south west in the new year (subject planning which is due soon)

Does anyone have a useful spreadsheet with main construction elements broken down so that I can start sourcing quotes etc. to build up a reasonable estimate.

I don't want to employ a QS at this stage as I have reasonable knowledge of the building process. I'd like to manage the build myself and subcontract each element - to save money.

It would be great to hear from anyone that has built recently.

House is in the country and approx 2,500ft2 house and garage.

I'd be allowing 160sqft for the house from planning to turnkey finish. Plus your garage costs. That's for a moderate finish.

You might do it slightly cheaper than that but that's what I'd use to get a ball park figure.

Frozen Veg wrote: »

It's irrelevant making comparisons unless the specs are similar. So many variables when it comes to things like Windows, slates, finishes, heating systems etc.

Saying that anyone can save 60% by going self build is false. Yes there are some savings to be made but not at that magnitude.

My house is done to a high spec though, so the comparison is fair. A3 rated, air tightness with MHRV, under floor heating throughout, lighting control/automation system, solid oak stairs, custom made kitchen, etc. You could knock off 10k due to the fact I have an oil boiler (plus solar thermal) vs air to water for the heating but theres a fair gap between 240k and 600k.

Frozen Veg wrote: »

I can only comment on my own recent experiences.

But the below would be examples of some costs which regardless if you go self build or not are hard to save on.
- aluclad windows and doors €35k
- stairs €8k
- Flooring and tiling finishes €15k
- electrician €15k
- percolation system €7k
- plumbing and a2w heating system €22k
- MVHR €5K
- Insulation €15k
- handmade kitchen and utility €20k
- bathroom ware €8k
- professional architect, engineer, council fees etc €25k
- electrics and furnishings €15k

Those alone bring it to €190k. I would feel there is little scope to reduce these costs materially unless you are qualified in one of the trades e.g. electrician.
In addition to those, you have the other main costs.
- blocklaying
- site prep and foundations
- plastering
- preliminaries e.g scaffolding, insurance etc
- screed
- roof
- painting
- boundary walls and fencing
- stonework
- external finishes, tarmac, kerbing, gutters etc

Fair play to anyone who can do all the above for €250k. For anyone that claims they can or have done recently, it would be interesting to see the category breakdowns for comparison.

It's the difference between doing it yourself or paying a builder to pay a man to do it.

I expect to self build 221 sq/m for around 250k. the base is passive.
It's only doable if you're in a trade and are hands on.

For instance.

Kore insulated base.

site clearance. 2,500
hardcore for base. 3.000
Kore 300mm insulated base. 8,600
Steel mesh,etc for base 3,000
piping,underfloor heating /waste,water etc. 3,200
concrete 3,000


Total. 25-26k give or take.

I have no idea what a builder would charge for a 221 sq /m passive base,as I never even considered not doing it myself.

housetypeb wrote: »

It's the difference between doing it yourself or paying a builder to pay a man to do it.

I expect to self build 221 sq/m for around 250k. the base is passive.
It's only doable if you're in a trade and are hands on.

For instance.

Kore insulated base.

site clearance. 2,500
hardcore for base. 3.000
Kore 300mm insulated base. 8,600
Steel mesh,etc for base 3,000
piping,underfloor heating /waste,water etc. 3,200
concrete 3,000


Total. 25-26k give or take.

I have no idea what a builder would charge for a 221 sq /m passive base,as I never even considered not doing it myself.

Of course I get where someone is going to do alot the the work themselves, there are obviously savings to be made.

That's not an option really for someone who doesn't work in construction.

For someone who has no hands on construction experience, the €250k 220sqm house is not possible really.

tails_naf wrote: »

theres a fair gap between 240k and 600k.

There certainly is. You should consider giving up your day job. Think how much easier it would be to do it a second time as well

Ive gotten back 3 quotes now and to get the house to first fix stage excluding any interior finishes ie. paint tiling etc etc it’s working out at around 104 incl vat a sq foot.

That’s excluding buy the site, any council fees, water, ESB.

Before I started all this I was naive enough to know as much as someone is quoted X per square foot, it’s irrelevant because you don’t know what’s being included.

I priced a self build and for the stress and the risk factor of something going wrong/forgetting something it’s not worth it.