Can anyone give me a rough estimate guide - cost of extension?

[BlueFishWonder]

Hi
we are looking at a nice 3 bed brick, semi detached house. Interested in buying it and wondered if anyone could give a very ball park figure about how much a 2 storey extension adding on 2 bedrooms, extending the kitchen to a kitchen diner and building a proper dining room would cost. We would be coming out about 4 -5 metres. I am just trying to gauge whether I should be thinking 30k or 90k!
P.S. we are in the south east.

We're looking to do almost exactly the same to a 3 bed, brick semi in the south east. Snap! Also interested in costs as googling hasn't helped much so am interested in replies to your question.

We were quoted £35k for a single storey extemsion approx 13ft by 7 ft, in London, a couple of years ago, if that helps at all. That was from a a builder we know to be reasonable.

We've just had a 2 storey extension to the side and a single storey sunroom at the rear, don't know the exact square meterage but it was 60k.

A rough guide is 1k a square metre for the build then you will have decorating on top, think flooring, new kitchen, bathrooms etc.

Depends on what you are doing and I don't know what your local rates are (I'm in NE) but I'd budget 50-60k for a decent job.
I don't do much domestic stuff but the last one I did was large and complicated and came in at £74k including shower room & new boiler but excluding new kitchen, which they had fitted separately.

We were quoted £1000 - £1500 per square metre, in Scotland though so you might be more expensive. That's to '1st fix' I think it's called, plastered, electrics, plumbing.

P.s. whatever you budget - double it

We're just finishing our extension - two storey at the side, single at the back, extra two bedrooms, bath, utility, sitting room and complete internal remodelling. Build has cost £55k (but builder is a friend plus DH doing some of it). Electrics, fittings and fixtures, plastering, doors, flooring etc on top of that.

Don't forget architects fees, structural engineer, planning application fees, etc etc. This was about 6k for us.

And then add at least 20%

Sorry, electrics and plastering included in that

We have just had an extension done - single storey, 30m2, and paid £42k for it to be built, finished with plaster, decorated, heating and windows installed (including rooflights and patio doors), electrics and plumbing. I keep saying it's to "shell" but someone else told me this is "first fix" whatever that means. We are having new kitchen (yet to be installed, that is being done and paid for separately) so builders got room ready for that and are coming back after installation to finish off including painting again after kitchen installation. We got 3 quotes and they ended up being almost identical. We were told before we began to budget for £1500 per square m for a one storey extension, and it has come in at almost exactly that. Don't know what a two story one would be. Our total budget was £60k including the kitchen and we really couldn't go beyond that, so I didn't let myself even consider a 2 storey one. I'm really pleased we've done it though as it will make a huge difference to the way we use the house. I hope.

We did almost the same in 2009 - 2 storey extension 4 metres out, knocked through the existing kitchen and dining room to create a giant open plan kitchen/dining room/family room and a master bedroom and ensure upstairs. Cost approx 90K but this included a 10K kitchen.

We're doing 3m single storey and converting back of garage into utility and we're looking at about £60k in the South East, London borders. (Don't think that includes kitchen.)

I'd talk to planning in the area because where we are I don't think you'd be allowed to come out that far with a double storey on the back of a semi. And we now have strict rules about what you can put on the side as it affects the look of the street ? people aren't even allowed to put garages on that are in line with the front of the house.