Developers...£1800 per sq m for this?

[Kitsmummy]

Hi, I'm interested in buying a plot that has full planning permission for a barn style dwelling. it's 90% new build but wiht a bit of an old lean to being incorporated. Lots of glass, hardwood windows and cladding...generally a fairly high spec build.

I'm in rural Somerset and wondering what a realistic build costs is...would you expect £1800 per sq m to cover it? When I say high spec, it wouldn't include things like £20k kitchens etc...it's more the big bits of glass, wood etc that I was thinking of.

[Pradaqueen]

I would ascertain if it is a true new build or not? A genuine new build = no vat. A renovation = vat. Big difference.

[Kitsmummy]

Thanks, do you know how I find that out? It definitely incorporates an old lean to

[Pradaqueen]

Have a look at the planning permission and check with the architect. I guess there's a reason the lean to has been kept?

[Charleymouse]

Barn conversion is reduced vat.
Can claim vat back from HMRC. As long as not been inhabited previously.

[Kitsmummy]

Thanks, it looks like it would be reduced rate vat so that's good to know.

Any thoughts on wether £1800 per m is enough as a rough guide?

[Pradaqueen]

£1800 is a fair sum for something not listed and a basic finish. As you say, it won't include very fancy kitchens etc. Consider utilities connections / access roads/ fencing / private drains / if you are in the countryside ( assumption from barn style) check broadband connection speed if you work from home on a regular basis.

For this sort of job I would try and aim for a fixed price contract with clearly defined timeline which is realistic for both parties given that you are going into the winter months which will reduce available working hours. To get an accurate cost, think about how you live your life : socket positioning and number, number of showers running at the same time etc.

Best thing we fitted in an old house was underfloor heating up and downstairs. Better furnishing positions, more economical with individual thermostats plus period/ trendy rads (depending on your style) are very expensive. Good luck!

[Kitsmummy]

Thanks v much Prada, v helpful