How much will this extension cost (ish)? Photo attached

[MummyPigLovesAppleSauce]

I realise this is a how long is a piece of string question but how much do you think this would cost to do to a medium spec?
Just looking at our options and don't know whether to go for a single storey extension plus a hip to gable room conversion or a double storey.... or neither! This plan has already been approved but has expired. I like it but need lovely MNers to think pennies for me!

[HiDBandSIL]

I can't see the measurements because I'm on my phone. Build costs are something like £1,000-£1,500 per square meter depending on where you are in the country.

Best thing to do is show it to a builder to get a ballpark figure.

I feel I had to take a punt I'd say £35k - £40k.

[HiDBandSIL]

(That's based on the cost of my own single storey extension in the South East)

[HiDBandSIL]

Hmmm... that's made me realise that I'm paying much more per square meter than the guide I've given above.

[TobleroneBoo]

I've been told that if you are getting an extension, get double storey as the majority of costs are in the footings & groundworks so you'll be paying that anyway

[Sunnyshores]

Assuming not London, G2 listed or any site difficulties such as a steep slope - def no more than £50k for either option.

[JoJoSM2]

Our quotes have been for 2k + per sq metre (outer London).

[JoJoSM2]

Ps that doesn't include the kitchen.

[Shadowboy]

I can't see the measurements as I'm on my phone but the elevations look similar to ours. We had one done that was 5m x 3m (3m to remain within permitted development) which spans the entire side of the house. We had a cloak room and diner area to the kitchen (but also fitted a new kitchen) total cost was £32,000 but my husband laboured for them every Friday to reduce the cost. It's high spec e.g. Solid limestone floors and oak worktops, open roof space for height etc

[namechangedtoday15]

Not London, we've just done extension on a similar house part single part double (where we are, assuming its a semi - looks like it is from the photo - the double storey part can't start within 2m of the adjoined house) so we have just less than 7m x 3m downstairs and then 4.5m x 3m upstairs. Basic build cost was about £80k including VAT.

We've not done anything flash really, and its worked out roughly to about £2k per square metre plus VAT. That included electrics / plumbing / new boiler (we supplied radiators) / new front door / windows (I think about 5 including a velux) and to a plaster finish.

The initial drawings / planning permission costs, kitchen, bathroom & ensuite, lighting, bi-folds, flooring, carpet, decorating, furniture were all on top of that. Driveway and garden (which were both pretty much ruined - but we knew they would be) an extra cost too.

[ShortLass]

Good luck with your extension plans.

I've had two builders quote so far for mine. One said £75k, the other said £43k. I have found it impossible to figure out what everything is supposed to cost. Builders refuse to give you a ballpark figure and will only do you a proper quote.

After reading a lot, the £1k per metre figure is said to be an old rule of thumb and nowadays it's more £1.5k to £2k per m2.

This probably hasn't helped you. I'm perhaps passing on my frustration. You might be advised to get a couple of builders round and get some quotes in. Annoying as that is...

[SnowGlobes]

Is it 4m x 8m? I can't see dimensions either but I keep being there or to allow 2k per metre squared. If so then one storey would be around 32m2 so around £60k - £70k and 2 storey 64m2 so around £120k -£130k but as others have said that wouldn't include kitchen & bathroom etc. Also 2 storeys is supposed to be more economical than one storey but I guess it depends what goes in them too, bathrooms, kitchens etc.

[namechangedtoday15]

Don't forget the £1.5k or £2k per square metre is usually exclusive of VAT. It makes a big difference.