Another extension cost question...

[IamthegreatProcrastinator]

We want to extend the small kitchen in our new house to create a big kitchen diner. I've found lots of things on the net saying that about £1200/sqm is average but I've no idea what that includes. Can anyone give me a rough idea? Can't get builder out to do quote for another couple of weeks and need to have some idea of what we need to keep back from the equity on the house we're selling.

Current kitchen is approx 3x2m, and there's a rather rickety and unheated 3x2m old conservatory kind of overlapping at the door iyswim. We want to knock this down (assuming we can't use any of it) and extend the kitchen til it's 5x5m - so effectively adding 15sqm. We want it finished (electric, plumbing, heating) and plastered, and to include foundations suitable for adding a first floor extension at a later date. I'm not including the actual kitchen or flooring as I've got an idea of how much we'd spend on that.

Any ideas would be great - thanks!

Bump... I know it's a bit of a how long is a piece of string question but I honestly have no idea!!

Can't you get another builder out to do a quote?

Hi, as a general rule of thumb, £1200/sqm will be the general building cost, which include, walls, floor, basic window (probably uPVC), plastering etc. So essentially just the shell.

Obviously that doesn't take into account factors such as the age of your wiring, boiler etc. when doing new wiring and plumbing, together with the new kitchen + appliances.

So does that not include electricity and plumbing then architect?

It is usually 1st fix, ie wires hanging out of the wall but no sockets on and to be honest with a kitchen extension there are going to be loads of electrical sockets plus hard wiring of oven/hob/extractor, so the electrics side may well push your quote up. The £1200 covers all extensions but kitchen ones in particular usually mean moving the drains if they are on the back wall.

I am about to have an extension built (wish it wouldn't have forecast snow to coincide with my foundations being dug) but mine is tiny compared to yours, I'm adding 7.5sqm to the back of my current kitchen. I am personally ripping my kitchen out.

The quote will depend on the area you live, ie London is much more. I am in West Yorkshire so my building quote for brickwork, plaster, 1st fix electrics is £12k.

Then I am paying the electrician on top of that, and the kitchen fitter, plus new kitchen including all appliances, flooring, lighting etc, it is a hell of a lot more.

If you are intending to build a 2 storey at a later date I don't know why you just don't do that now. Otherwise you are putting on a roof, only to remove it later.

If you think about it, a double storey extension isn't double the cost of a single storey. The only thing extra about a double storey is the second storey walls and a ceiling. Whether it is a single or double you still need foundations, first floor and a roof.