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Extension - are we dreaming?

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Comments

  • Registered Users Posts: 11 Crowley87


    Anyone built a double height extension to their house recently? Trying to get a gauge of the m2 cost.



  • Registered Users, Registered Users 2 Posts: 1,633 ✭✭✭willabur


    We are looking at a house in Howth which is perfectly fine c3 rating but we want it to be our house for the next 20+ years. It is a bit dated in terms of its decor and its layout. It has ample space for a wrap around extension. Current size is 139sqm. A wrap around extension is 85 sqm, we are considering an additional 30 sqm upstairs. We would then need to renovate the existing structure.

    My sums are assuming 3.5k per square metre for new structure and 1.5 for existing structure. That comes out at 600k plus before vat and fittings and the rest.

    That seems like an absolute crazy number. Do the numbers make sense? How is any building getting done at all with these prices?



  • Registered Users, Registered Users 2 Posts: 205 ✭✭bfclancy2


    ask yourself do you need a house that size, thats rather large for howth



  • Registered Users, Registered Users 2 Posts: 1,633 ✭✭✭willabur


    Fair question but also not really the question I was asking.



  • Registered Users, Registered Users 2 Posts: 832 ✭✭✭tommythecat


    Well you are essentially doubling the size of the house. 600k seems about right.

    4kwp South East facing PV System. 5.3kwh Weco battery. South Dublin City.



  • Registered Users, Registered Users 2 Posts: 205 ✭✭bfclancy2


    wasn't trying to be smart but this is a very large project and more complicated than building a house of this size from scratch, ask yourself what is really required and see if you can justify the cost of that



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    You are probably better buy already a house that size in Howth, there are good few not shifting at the million plus

    Remember the shills only get paid when you react to them.



  • Registered Users, Registered Users 2 Posts: 1,633 ✭✭✭willabur


    There aren’t really. We’ve been to most of them. there are two pretty much directly behind the one we are considering. Both north facing. One of them has no garden at all and needs a huge amount of work

    We like the one in Asgard because the site potential is huge. Garden space is lovely and the location is perfect. We understand it’s a big premium to pay but we do see it as a home for the next 20/25 years



  • Registered Users, Registered Users 2 Posts: 832 ✭✭✭tommythecat


    Unfortunately "Potential" costs a lot of money! If you have the money to do it and really like the area etc then go for it.

    4kwp South East facing PV System. 5.3kwh Weco battery. South Dublin City.



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  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    I would worry going near the house in Asgard. I believe the new construction of apartments near Ballyscaden will potentially disrupt the the foundations of the houses in Asgard. So definitely be careful with that. Otherwise the location is great.

    Remember the shills only get paid when you react to them.



  • Registered Users, Registered Users 2 Posts: 1,633 ✭✭✭willabur


    yeah, was looking at those apartment plans. They actually look nice enough. The house in Asgard should be far enough away not to be impacted by it unduly



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    Friend of mine bought this 2 bedrooms house not in great condition really old needs all done but she is adding extra 2 bedrooms downstairs. So she got a builder to do all this work for 115 k. Out of 115k 13k is Vat only. So basically all this work for 100k. May I add this is in Dublin. So the whole house renovated upstairs and downstairs and add extra 2 bedrooms and one bathroom all in 100k.

    I am scratching my head here as not sure how is this possible.

    Also may I add she doesn't have a big garden so in this small garden plus what is downstairs (not a big house!!) he manages 2 more bedrooms and one bathroom.

    He also promised to deliver the whole project in 2 months! One payment on 3rd of April and next payment in a month but promised he has 70% done by second payment.

    Is there something I am missing or does it sound too good to be true?

    Remember the shills only get paid when you react to them.



  • Moderators, Home & Garden Moderators, Science, Health & Environment Moderators Posts: 18,283 Mod ✭✭✭✭DOCARCH


    Time, cost and payment schedule all sound dodgy to me!!!



  • Registered Users Posts: 565 ✭✭✭theboringfox


    Sounds very dodgy. You seem to be questioning how they will fit it all in. Is there drawings done or is the guy saying I will do this. Normally he few k just to draw up plans and cost them.



  • Registered Users, Registered Users 2 Posts: 3,654 ✭✭✭Wildly Boaring


    So he wants 30% up front and the other 70% a month later?

    Money when work done.…...



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  • Registered Users, Registered Users 2 Posts: 321 ✭✭kevgaa


    Hi Folks,

    I wouldn’t jump to dodgy conclusions so quick, it really is down to the extent of the work.
    A simple 20sq metre single story extension split into 2 bedrooms isn’t a hard or complicated build and with simple flooring and electrics it’s 2500 a sq metre which I would say is expensive.

    The devil is in the detail so without drawings or scope of change to existing dwelling it’s hard to answer the question.



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    Sorry for late reply. Yes sounds dodgy to me too. It is not myself who got this quote but my friend. To make it worse, she doesn't live in Dublin but in Dubai. Bought this house that needs complete doing up but also wants to add the extra 2 bedrooms and bathroom downstairs. The quote I put above is the building guy who she is going ahead. Bare in mind, she is not even here to supervise or anything and her parents who are older live in Laois. I don't see this going well.

    Remember the shills only get paid when you react to them.



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    She forwarded me his details and I didn't see any drawings at all.

    Remember the shills only get paid when you react to them.



  • Registered Users, Registered Users 2 Posts: 1,992 ✭✭✭DavyD_83


    Any update on progress?

    Work started and/or completed, or has he vanished with the 30% never to be seen again.

    If has worked out, would you be willing to share his details via PM?

    Hoping to get some work done in next 6-12 months, but currently being put off even getting quotes by all the crazy numbers being thrown around online.



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    Funny enough the work is on track. Nope he didn't vanish with the money.

    I can ask her for the builder details if you want.

    Remember the shills only get paid when you react to them.



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  • Registered Users Posts: 2,306 ✭✭✭All_in_Flynn


    Hope this is the right place to ask.

    I'm currently in the process of looking to get a small extension done on the house. The extension is 2.5m x 2.5m single story and is simply pushing the double back doors out to meet the end of the kitchen and knock the wall so it creates and open space. No planning permission required. This will require an RSJ. Roofing over the extension will also be required to match what's over the kitchen area.

    In terms of finish, I will be looking to add a radiator, some light fixtures, flooring (Have enough spare floor boards from when the initial floor went down).

    Can anybody give any indication of what something like that will cost? I genuinely haven't a clue if I am looking at 20k, 30k, 40k etc.?

    Post edited by All_in_Flynn on


  • Registered Users, Registered Users 2 Posts: 4,005 ✭✭✭Theboinkmaster


    That is a very small extension so is going to be very expensive - I'd guess in the €20-30k range.



  • Registered Users Posts: 2,306 ✭✭✭All_in_Flynn


    Ye it's a fairly new house as it is (5 years old). We just want to push the back doors out to meet with the back end of the kitchen. That allows us then to change the kitchen etc and actually makes a big difference given the actual sq. metre size increase.

    Can I just ask why is a small extension expensive?



  • Registered Users, Registered Users 2 Posts: 7,831 ✭✭✭Gusser09


    How much profit are builders making these days? Lets say 2 bedrooms. 1 bathroom. No significant structural work. 35sqm. Im seeing quotes of 110k for this. To me thats mental. Given inflation etc is there a bit of greed involved too?



  • Registered Users Posts: 88 ✭✭happyplants


    If anyone wants a giggle I've just had bids come back on 70sqm extension and new heat pump system for existing as well as moving a bathroom in the existing - one was just under a million and the other 700k. Obviously its not getting done.



  • Registered Users, Registered Users 2 Posts: 7,831 ✭✭✭Gusser09


    You'll be waiting for a downturn to happen to get that done. I'm betting when the **** does hit the fan you will comfortably get it done for 120k.

    Very hard to have sympathy for builders and tradesmen when things do go tits up and that is no work.



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    That is utter insane. But definitely wait, it may go down sooner rather than you think

    Remember the shills only get paid when you react to them.



  • Registered Users Posts: 1,089 ✭✭✭Thespoofer




  • Registered Users Posts: 565 ✭✭✭theboringfox


    That seems insane. We had qoute for extension in 2022 that was c. 350k to add 90sqm extension to semiD via two storey side extension and single story to back. Fully modernise existing house too. Allowing for moving out for nearly a year and no fixed price contract we went the trade up route. We got way more value I feel in sense same size house now but detached and way bigger grounds and whilst not fully modernised still modern enough. We now have way bigger garden and would have been left with postage stamp site. I just cant figure out how all these extensions are starting near us and given cost of extensions cant figure out how the prices for doer upper semi Ds are still so strong!



  • Registered Users, Registered Users 2 Posts: 7,831 ✭✭✭Gusser09


    I think it's a bit of an echo chamber in here though. I fully accept that people are getting silly quotes for stuff but I don't think it's the norm. That's back up by the amount of extensions currently being done. There is no way people are playing half a million for bog standard box extension. I'd be surprised if they are paying anywhere close to 200k for them. It's best to have a word around locally and try to suss it out.



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  • Registered Users, Registered Users 2 Posts: 3,654 ✭✭✭Wildly Boaring


    Agreed.
    Next door neighbour did 20m2 out the back of his open plan kitchen.

    High quality work but nothing fancy. Poor access, little side gate only.

    Block inner leaf with plastered block, pitched roof. 1 new window, new sliding door. I'd say one new rad. Flooring included but no painting.

    50K plus VAT.



  • Registered Users, Registered Users 2 Posts: 7,831 ✭✭✭Gusser09


    I see some people I'd know going direct labour now. It takes a fair bit longer to get things done and I'd say it's stressful enough. But if you are saving six figures then why not.



  • Registered Users Posts: 12 greycan


    We're looking to get a bedroom over our kitchen and have no idea how much it could possibly cost.

    The house is a two storey mid terrace with the kitchen in an extension to the rear. The extension was built before we bought the house. The bedroom would be approx 20 square metres.

    It's a basic box we would be putting on, with one radiator and basic wiring for lights, sockets. There's no plumbing required other than the rad.

    The only access is through the house but I know our neighbours would allow us access through their garden and over the wall.

    Anyone any ballpark idea of how much this could cost?



  • Registered Users, Registered Users 2 Posts: 7,831 ✭✭✭Gusser09


    Not sure but don't put a bedroom on without an ensuite is my advice.



  • Registered Users Posts: 12 greycan


    Ah there's only three of us in the house and two bathrooms so I don't think we need one. But I'm open to being convinced otherwise.



  • Registered Users, Registered Users 2 Posts: 1,342 ✭✭✭herbalplants


    The issue I see is you don't know what type of foundation your kitchen sits on, coui that foundation support an extension above? If not, so you need a proper foundation to hold the box you want build up so different costs.

    Remember the shills only get paid when you react to them.



  • Registered Users Posts: 12 greycan


    The kitchen is on a fairly thick concrete slab, you have to step down out of the kitchen into the garden, there's a drop of about a foot. But yeah that's definitely some.thing we will have to investigate.



  • Registered Users, Registered Users 2 Posts: 7,831 ✭✭✭Gusser09


    I'd think you are ok with the foundation. It was more than likely dug down to where the original house foundation was. Any decent builder will be able to advise.



  • Registered Users Posts: 12 greycan


    That's my gut feeling too. We're trying to decide if we should move or put on the extension. We like the location of the house but there are just a few annoying things that we want to sort if we decide to stay. But then again, we're not sure we could afford to move and stay in the area. Not that there's anywhere to buy that is!

    We've come to the conclusion that it's probably going to be cheaper to put on the extension, add more value to the house, and that way we could look at moving in a few years time if the market calms down.



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  • Registered Users Posts: 88 ✭✭happyplants


    Probably. I’m not doing something standard here, and that seems like an invitation to be silly but at least with broken down tenders on each one you can see the “piss take” area like the crowd who wanted 100k on preliminaries or the crowd who wanted 77k for a project supervisor role (12 week job) or (the best) the crowd who wanted 177k for the heat pump. The house setting would also make you think we have money to burn which doesn’t help, we just got lucky really.



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