Extension costs

[wonderingwhetherto]

I wonder if anyone has any recent experience with the cost and hassle of extensions. We are currently in a grade 2 listed cottage in the SE and looking to add more family room plus a WC. This would be from the kitchen and eating into the garden. It would be single story - probably 4m x 2.5m to accommodate the lot. The 'vision' is one of those mainly, glass box style extensions for the main extension from the kitchen and somehow a WC from that (obviously NOT a glass box) - the architect (coming to see us in January) will advise on that.

Anyone had something similar done recently and got any idea how much this could cost? On asking friends answers vary from £40k - 100k (gulp). We have about £80k to play with but that's tops and includes doing the whole kitchen too, which is a substantial size and improvements to the garden to accommodate blooming extension.

All experiences, tips etc welcome!

I would say you are easily looking at £40,000 if you want the glass box style, my Parents have just spent £45,000 on a winter garden (essentially a small conservatory in my private opinion) with an electronic roll back roof !

We are currently nearly the end of our kitchen extension, it includes a downstairs wc (with room for the washer and dryer). We live in a pre-war semi which is double fronted so the extension is the full width of the house and then pushed out in to the garden. It's a really big open space now with the whole of the back wall on to the garden being a mixture of really large patio doors and fixed glass. It has costs £24,000 plus VAT for the builders and materials, £700 for the Architect and £800 for the Engineers calculations. Which is a very good price all round.

Our friends had a similar size extension on a new build and it was £35,000.

we had some work done last year and paid £1100 per sq mtr for extension.