55k for a kitchen extension?

[ItsTheKissing]

We are planning a kitchen extension maximum size 3x7m. It will extend our kitchen out and go across the back of the house to form a kitchen dining area.

Will 55K be enough for everything?

We are looking at a good standard of finish, Howdens kitchen with Island and a cloakroom.

I have read so many things i.e. 1200-2000 per square metre but then there's VAT; is this included in the cost per square metre or is that extra?

We plan to get trades in ourself as we have trusted people but I am cautious about giving the go ahead as can't afford anymore.

What are your experiences?

[Villagernumber9]

55K? You can get a double extension for that much.
What ever you do, do not let on to the builders that you have that much available.
Make sure you see photos of previous work and, if possible, a couple of addresses so you can speak to previous clients.

[Bellatrixandstrange]

It depends on whether or not you're knocking down supporting walls what kind of finish etc, in the middle of extension hell right now and the building work for the kitchen is currently at 33k. Not including the units or tiling.

[Blankscreen]

OK so we have built a kitchen extension similar size to yours.

It involved knocking down old kitchen walls and.taking the corner of the house out if that makes sense so a fair amount of.steel

Our builders quite was 40k incl.vat. However on top of that we had aluminium sliding doors and a roof lantern kitchen and worktop and flooring and so on etc.

We've tallied it up and it's come.out at £70k including flooring.

Our.worktop and doors come to just.over 10k but we have decorated ourselves to save costs.

Depending on what finish etc you want I think 55k.is going to be a bit tight.

We're in Surrey.

[Blankscreen]

I should add we add 1 quote of £63k.for the shell and another £72k.

Bloody crazy prices

[supadupapupascupa]

We paid £56k for ours, similar size and idea, but that didn't include the architect, building regs etc. Just for the builder. Single story. Includes VAT. We were quoted nearly £100k from others (silly tenders from people who didn't want the job). Finished in November

[Trainspotting1984]

We had a quotes for 30-40k for the build then kitchen on top which obviously you can spend any amount on

[DENMAN03]

I've just had a kitchen extension, about 6m x 3m. Build cost around £27k but factor in new kitchen, flooring, table and chairs, decorating, outside patio, architects and other fees plus unexpected drainage rerouting and I spent just under £50k. Am in Sussex.

[Iggity]

Our builder quoted 50k for ours but didn't include kitchen, tiling and all the other stuff. Don't know how wide it is (1930s terrace in west London) and was 3.5m deep. Also included turning our existing kitchen into a loo-tility. We paid out about 10k or so for kitchen from benchmark and then a few more on things like appliances, tiling, blinds, underfloor heating, new patio etc.

[ItsTheKissing]

Thank you all for your responses, please keep them coming!

We're in East Anglia and have had initial quotes from Architect-type people who know our budget; think we've chosen who we will go with......need to find a builder.

[averythinline]

in london- ours is planned at 4x6m single flat roof and had quotes from 45k-80k - mid price 58 plus vat that is not including glazing/flooring/boiler!
I'd love to find a builder around 1500k cos thats what i was thinking of when looking at finances......

[averythinline]

Iggity - did your price include VAT? if you were happy with them could you pm their details as we w.lon too... Our favourite so far has a 6 month lead time !

[ItsTheKissing]

I'm amazed at how the prices vary so much . It just makes it so difficult to budget when there is a finite amount of cash.

I'm also amazed by the 'Grand Designs' in TV when people laugh about going over budget by 100-200K ! HOW??

I do spend much of my time being amazed by the sound of it!

[savagehk]

We were quoted about 40k and about 80k for the same piece of work (!).
Now have a rough 30k quote with a builder we feel confident with, although we will be supplying some of the materials.

[HollyWolly45]

We're just finishing up our kitchen extension which is 4.5x4.5m. We've paid £52k, which doesn't include the kitchen. That price included all steels, electrics, plumbing and plastering. It also included converting the old kitchen into a utility and cloakroom. We're in the South East.

[jennymac31]

Am based in Bristol and we had a similar kitchen extension done, which cost £35k Inc vat as well as a kitchen (from wren kitchens) and flooring.

Prices for the building work on its own varied from £23k to £35k not including vat or the kitchen, flooring etc.

[christinarossetti]

Check what the quotes include - a low quote may not include things like moving the boiler/ steel supporters/ plastering etc which will bump the overall cost up.

We did something along similar lines last year. £1500 per sq m was about right for building costs.

Rerouting drains can get expensive - get that situation checked before you start.

In London.

[Pigleychez]

we are about to start our kitchen extension. Going out to the rear by 4 metres.
The building costs are quoted about $52k That not including the kitchen which is currently around 11K, then flooring (not choosen yet)
Then things like replacing patio etc.

We have a budget of about 80K for everything

[difficultyear]

Is or standard extension or one with steels to take fully glazed folding walls and lanterns in the roof?
Flat roof or pitched?
Tiled roof or zinc?
Brick walls or rendered or clad?

That can all have a big effect on price.

[flummoxedlummox]

Did a 5m x 5m extension last year which replaced previous kitchen & bathroom. Building works cost £43k with another £13k on everything else. London.

I love it, it has transformed the house as a space to live in.

[ItsTheKissing]

@difficultyear we're thinking flat roof, not bifold/glass walls but double UPVC type doors, possibly rendered, don't know about tiles/zinc for roof.

[Bovneydazzlers]

So we've just had one done, knock through kitchen/diner, single storey extension with slanted roof, 3 sunlights, bifold doors

Builder: £26k + VAT (includes electrics and plumbing)
Extra £2k for piling
Tiling £220 labour £160 materials
Flooring & underlay £600
Bifold doors (4 panels) £2700
Kitchen including appliances £6k - we fit ourselves and went ikea for units but worktops elsewhere (£600)

[ItsTheKissing]

@Bovneydazzlers- what size is your extension? Does that include windows in your roof? Where in the UK (I assume) are you?

[Bovneydazzlers]

Well the new back extension was 7 x 4m, the kitchen diner is in an 'L' shape including the old dining room, but that price also included turning old kitchen into utility room and downstairs toilet, plumbing etc (but not fitting of bathroom). We didn't need any new steel structures as we just knocked through below an old large window.
We are NW England.

[supadupapupascupa]

For £56k we got this without the kitchen, also included moving and replacing a sash window on the stairs.

[Tia9911]

What are the average costs now for SE London?