Cost of double story extension in Surrey

[mellimad19]

Hi Everyone,
Need your help ! We have found a 'shack' in our dream location but its a project ....
Its a timber frame house which was built 20 years ago currently about 2000sqr ft We want to add a double story kitchen extension, to create new kitchen and additional bedroom space upstairs..Change some of the layout at the front of the house creating a cloakroom and utility room.

My question is ....Is our budget of 200k enough ...? The most important thing is the structural work ...I can live with not having kitchen counters or the lovely wooden floors I would love for a while..
We are moving to the 'exchange phase' but I don't want to go through with it if our budget won't be enough.
Any advice is VERY welcome on cost, recommendation for builders etc ..
thanks a million !!!

Presumably you've had an architect and a builder round to give you an estimate? I've no idea what these things cost, but what do the local professionals say?

We've had a local architect who has been a bit non comital on price estimates - took a builder around as well who is due to get back to us next week with some options. The surveyor gave us the £1500 per sq m rate (we are looking to add 80S Sqm ...

We had a similar thing done a few years ago, but we're in the north west.
The build itself cost £70k, plus kitchen & then added extras.

Friends in the south east have had quotes in the region of £150-200k though, so I'm guessing there's a massive difference depending on location...

Similar post the other day. We're in expensive part of NW and probably half way through a double storey extension. It really depends on what you class as a basic build cost and whether you're factoring VAT. Ours is probably working out at just less than £2k per Sq m including VAT. No particularly high spec but not bargain basement. Includes labour for fitting bathroom suites (but not tiling or fitting themselves ), windows, electrics etc . Kitchen, flooring, bifolds etc all on top.

I think you could do it for your budget depending on what other work is required and the spec of the extras, but you'd need to plan carefully.

Budget sounds ok. Where in Surrey are you roughly?

P.S I think build costs have increased massively in the last few years (certainly for decent builders) in line with house prices as they're in such demand with people realising extending / doing works is often much more cost effective than moving.

You have to prioritise what you want, i.e. Those worktops and floors over say a hot water tap in the kitchen.
We're doing a ground floor extension in Surrey plus remodelling 2 rooms internally on ground floor to make 3 and 2 rooms on first floor to make 1, and struggling with £95k. As in it's doable but you have to make decisions along the way which make huge impact e.g. Howdens kitchen vs German from independent; size and type of glazing

Thank you so so so much !!! for all the responses ...

@Titchy - we live in East Molesey ...

Does anyone have a building firm they would recommend in this area ....

For us, the most important thing is to get the structural work done first, getting the shape of the house sorted ...the rest will have to come in phases ..

Nigel Lowe.

We've just spent £250k on double story side & single story rear extension in the south east. We haven't spent a lot on the kitchen or bathrooms, major costs have been structural and things like high quality windows. Our architect drew up the plans and we got three quotes, all were roughly in the same ballpark