How much to do an extension - rough budget

[Forster]

Can anyone help with this. Just had offer accepted on house

We are buying a three bed period house. It has a side return and a long thin kitchen with loo and utility room

We want to build out and make a big kitchen family room. Roughly how much to budget for? I was thinking about 25K?

Putting loo/utility room under the stairs 2k

How much would a double extension be that is eextending out over the first floor over new kitchen putting in a bathroom? This has me stumped ??

re furbing an existing bathroom 1500?

2 fitted cupboards in bedrooms 500?

And how much to convert an attic putting bathroom in? 25K

Just need some rough figures as want to work out what we can afford roughly factor in for mortgage loan. We will not be going for ikea kitchen price, possibly range cooker but saving on fixtures and fittings. Doing it nicely but mindful of cost.

If anyone can help me with a rough idea I'd be very grateful.

[iskra]

Wondering the same question. Have just had offer accepted on house with similar layout to yours (I think), wondering about doing extension into the side return.

[Fiddledee]

Forster - where in the country are you? In the south east your numbers are far out IME. To do a ground floor extension, side return etc.. neighbours have done it for a minumum of £70k with IKEA kitchen and not getting rid of a supporting wall. We had quotes of £125-200k but that was getting rid of a large supporting wall,bifold doors, moving loo and utility room and putting in a mid range kitchen!

Bathroom refurb minimum £3k. Each fitted wardrobe £1k min.

[Forster]

Hell no you cannot be serious!!!
I am in home counties near East Sussex.

I cannot believe those figures!!

Somebody tell me it aint true.

[Forster]

Iskra where is your house?

[YouCantTeuchThis]

If it helps at all, we are approx 7k for a porch just under 7km2.

[51wksApart]

Sorry Forster

We have just done something similar - extending and pushing out kitchen and dining room (did involve some fancy steel), extending out on top with a new ensuite bedroom) and used a cheap (but fab) ikea kitchen and it was about £120k... worth every penny though! Oh and we are in the south east.

[wifeofdoom]

We've just done almost exactly that - 24m2 total extension size, 2 rsjs to support the house - £40k for the building work/electricals etc, and it will be another £20k for the extras (planning permission, flooring, kitchen, moving gas meter)

[Forster]

Would either of you recommend your builders/architects - if so please pm me.

[iskra]

Blimey, that is way more than I expected it to be. Not sure it will be happening after all!

Forster, we are in NW.

[Forster]

wifeofdoom how did you manage to do all the work at what seems from what others are saying to be less than the market rate?

[frenchfancy]

Count on about 1.5K per m2 floor space for building work and inside walls/plumbing electrics etc.

Kitchens, flooring lighting etc on top of that, and add extra if youwant large fancy doors.

[LemonDifficult]

25K seems conservative to me. 60K sounds doable though but it will all depend on services, permissions and so on.

[twosoups]

Iskra we are also in the NW and I think your figures might be a little out but not by the extent being suggested here.

We've just bought a do-er upper and been in 6 weeks. Our plans are submitted already for a much bigger extension with a budget of £90k for the main build and £50k for the extras.

The key is to look around the house with a builder before sealing the deal on house purchase. Also check you'll be granted permission.

[Katz]

We've been quoted 12.5K for a 3m x 6m single story extension.

[iskra]

Reading over this thread, clearly size makes a huge difference (of course). Our extension would probably be about 6m sq, not 24m as some posters are talking about.

twosoups, what was your budget for general reno works? We are also buying a doer-upper, the extension work is cherry on the cake iyswim but the replacing of floors, roof & so on is essential.

Where are you Katz?

[Katz]

we're in Sheffield

[oldenoughtowearpurple]

All in the rule of thumb used to be about £2k per square meter. Forester, I am afraid your £25k is woefully under. Just have a quick look at costs in one of the House Builder magazines or Ideal Homes. And whatever you budget, it will cost more.

[Forster]

drat

[Forster]

does this sound realistic
80K
for side return
loo under stairs
loft conversion into bedroom and ensuite

prob saving by doing decorating ourselves etc...

[Elibean]

We had a 10ft x 34ft rear extension done, beautifully, with a fantastic kitchen, underfloor heating, wooden floors and a patio the whole length of it, for roughly £80k.

But thats in SW London.

We're about to do the loft conversion (its currently just floorboards) with two dormers and hip to gable, into bedroom, bathroom and walk in wardrobe. That should be about £60k when finished and furnished.

And then we're eating beans and rice for ten years

[Forster]

Sounds lovely, yes we will are already on the beans in anticipation

[RuddyDuck]

We had an extension to our kitchen done last year to create a kitcgen/diner. We were told to allow£1.5k per sq m, plus price of new kitchen, and in the end that is almost exacly what it worked out to. Our new extension has added 28 sq m to the house, and the building work, flooring, electrics etc came to £45k. We had to have a supporting rsj put in.

On top of the build cost, we had to have a new kitchen, new furniture in dining area, new blinds etc. Obviously you could pay as much as you wanted for those items. We had a nice but nothing amazing kitchen put in, new appliances and fairly standard dining furniture etc, and it added £15k to the costs. So £60k in total. I don't know if its added £60k to the value if the house, but we are not planning to move and it's transformed the way we can use the downstairs.