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How much does it cost to build extension, redo loft etc?

8 replies

Sultanselephant · 07/04/2014 16:19

Hello - quick advice needed!
Can anyone give me a ballpark idea of the costs of a rear extension (single storey) to enlarge a kitchen, add utility room and possible loo? The house is small - 18ft wide, extension no deeper than 8ft I'd say.
Costs including everything - new kitchen, flooring, lights and plumbing, fees and VAT.
Also, the loft is converted but badly - how much to do it again including adding an ensuite?
New windows to whole house (2 bays, 5 others) in wood or very convincing UPVC.
Redecorate whole thing, new carpets and flooring.
Back of an envelope thoughts really appreciated, thank you.
We are in N. London.
Thanks so much.

OP posts:
LondonGirl83 · 07/04/2014 22:42

Some things just depend on what you want but here is a fairly mid range budget for fixtures. You can spend loads more on a kitchen / flooring / lighting...

Single storey Extension is 1,500 psm so 15k. Add to that flooring (3k), light fixtures (1k) kitchen, roof lights (2k), under floor heating (2 k), loo uner the stairs (2k), kitchen including appliances (15k for mid range), new boiler (2k), bifold doors (5k), fees including planning, architect, building control, Thames water, Partywall surveyor, measurement survey (10k). Canso in total a mid range extension is circa 57k. It can be for less or a lot more. For the utility room I am just assuming washer / dryer sink and a few units so add 2k maybe.

Depending on size a standard dormer loft with ensuite Including the cost of new bathrom suite will be between 40-45k. If you don't have to redo everything it should be less than that.

Timber sash windows are circa 1.5k each though can be as much as 2.5k for certain companies. A bay counts as 3 windows so you have 11 in total. Budget 16.5k though could be more!

The cost to redecorate will depend on the size of house and what needs doing. Are you replacing all the bathrooms (how many), all flooring, skirting, doors? Do you need to strip wall paper and therefore potentially repaint and replaster. What about the garden? After an extension your garden will need work anyhow but is everything else okay or will you need a new patio, fencing? Are there levels?

We recently did a gut refurb of a small terraced house and had to do all of the above. Our spec was higher than quoted above and we did a double loft conversion and turned one bedroom into a walk in closet and ensuite. Also we slightly extended the first floor bedroom, laid a Victorian front path, etc. all in, it's cost circa 230k!

superram · 07/04/2014 23:09

Extension and redoing loft is costing us £120,000 with kitchen. That is without new windows. Windows, ball park £600 a sash?
Makes me feel sick thinking about it....
In west London

DemonsInMyHead · 08/04/2014 22:26

We're spending about £60k on two storey extension - new kitchen, old one converted to utility and cloakroom, new bedroom with ensuite. I did a lot I research beforehand and got builders to give estimates etc which all came out at about £40k. Not too happy about the rather big difference..!!

MummytoMog · 09/04/2014 00:01

Depends on whether loft conversion has proper support - ours didn't so cost about the same to redo as a new conversion would have been. £35k ish including VAT and fitting bathroom suite.

RoganJosh · 09/04/2014 08:36

We were quoted £1k per sq m. That's up north though. It was slightly over that. It included electrics and plumbing.
Kitchen - 12x10 feet inc appliances was £10k from Howden's. Ikea would have been about £7k. Homebase £12k.
Flooring depends on what you want, wood is about £50 a sq m?

RoganJosh · 09/04/2014 08:37

£1k per sq m for a single storey extension.

RoganJosh · 09/04/2014 08:38

Decorating, few hundred per room? Carpet very much depends on quality if carpet. Look at prices and then double to include fitting and underlay.

Sultanselephant · 09/04/2014 21:27

many thanks everyone - much appreciated!

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