How much will this extension cost (ish)? Photo attached

[MummyPigLovesAppleSauce]

I realise this is a how long is a piece of string question but how much do you think this would cost to do to a medium spec?
Just looking at our options and don't know whether to go for a single storey extension plus a hip to gable room conversion or a double storey.... or neither! This plan has already been approved but has expired. I like it but need lovely MNers to think pennies for me!

I can't see the measurements because I'm on my phone. Build costs are something like £1,000-£1,500 per square meter depending on where you are in the country.

Best thing to do is show it to a builder to get a ballpark figure.

I feel I had to take a punt I'd say £35k - £40k.

(That's based on the cost of my own single storey extension in the South East)

Hmmm... that's made me realise that I'm paying much more per square meter than the guide I've given above.

I've been told that if you are getting an extension, get double storey as the majority of costs are in the footings & groundworks so you'll be paying that anyway

Assuming not London, G2 listed or any site difficulties such as a steep slope - def no more than £50k for either option.

Our quotes have been for 2k + per sq metre (outer London).

Ps that doesn't include the kitchen.

I can't see the measurements as I'm on my phone but the elevations look similar to ours. We had one done that was 5m x 3m (3m to remain within permitted development) which spans the entire side of the house. We had a cloak room and diner area to the kitchen (but also fitted a new kitchen) total cost was £32,000 but my husband laboured for them every Friday to reduce the cost. It's high spec e.g. Solid limestone floors and oak worktops, open roof space for height etc

Not London, we've just done extension on a similar house part single part double (where we are, assuming its a semi - looks like it is from the photo - the double storey part can't start within 2m of the adjoined house) so we have just less than 7m x 3m downstairs and then 4.5m x 3m upstairs. Basic build cost was about £80k including VAT.

We've not done anything flash really, and its worked out roughly to about £2k per square metre plus VAT. That included electrics / plumbing / new boiler (we supplied radiators) / new front door / windows (I think about 5 including a velux) and to a plaster finish.

The initial drawings / planning permission costs, kitchen, bathroom & ensuite, lighting, bi-folds, flooring, carpet, decorating, furniture were all on top of that. Driveway and garden (which were both pretty much ruined - but we knew they would be) an extra cost too.

Good luck with your extension plans.

I've had two builders quote so far for mine. One said £75k, the other said £43k. I have found it impossible to figure out what everything is supposed to cost. Builders refuse to give you a ballpark figure and will only do you a proper quote.

After reading a lot, the £1k per metre figure is said to be an old rule of thumb and nowadays it's more £1.5k to £2k per m2.

This probably hasn't helped you. I'm perhaps passing on my frustration. You might be advised to get a couple of builders round and get some quotes in. Annoying as that is...

Is it 4m x 8m? I can't see dimensions either but I keep being there or to allow 2k per metre squared. If so then one storey would be around 32m2 so around £60k - £70k and 2 storey 64m2 so around £120k -£130k but as others have said that wouldn't include kitchen & bathroom etc. Also 2 storeys is supposed to be more economical than one storey but I guess it depends what goes in them too, bathrooms, kitchens etc.

Don't forget the £1.5k or £2k per square metre is usually exclusive of VAT. It makes a big difference.