£25000 for a kitchen extension in Edinburgh?

[FartlekFucker]

Hi all, we've just pinned down our top budget for a small mid-terrace extension in Edinburgh. The plan is to keep services where they are and essentially build a nice box with rooflights to house an open plan dining room. There is no access except through the house and a retaining wall of around 3ft high will need to be excavated and moved back about 3 metres.
Does £25000 sound like a reasonable amount to spend? Does this mean bargain budget kitchen from b&q or do you reckon this could stretch to Howden's?
Any advice much appreciated. I'm the lead on this as DH doesn't have the time and I'm terrified the costs will get away from me. I've been campaigning for this extension for years so I want to get it right.

This is the plan view of the proposed extension and the floodplains of my house currently.

Good grief. FLOORPLANS not floodplains.

I don't know about the cost but would you recommend your architect?

To be honest £25000 doesn't sound like a lot to build and fit out a reasonable sized kitchen, especially with restricted access which will make things difficult. There will be fees as well and maybe planning permission, it all adds up. Have any of your neighbours done anything similar?

Asked DP, the biggest expenses are going to be caused by the lack of access eg carrying through the house; possible cranes for roof trusses, etc. He thought between £25,000 and £35,000 with a bargain budget kitchen. (and of course that's assuming he guessed the sizes correctly from your plans).

I would say if you can get all that done for 25k I would be impressed.
Just building a one storey room on the side of our house is costing us 15k without any fittings. Windows are extra.

I really like your plans I would say it depends on the finish you want where you could easily double your costs, but 25 k for a shell should be doable. I'd definitely go with Ikea for the kitchen. Flooring, worktops etc could in theory be upgraded as budget allows? I'd be tempted to put french doors in the dining room now rather than a single one

Arghhhhh, I just typed a huge message and lost it. Thanks for all replies, I thought it would tight at £25000. I'm happy with an ikea kitchen if it gets us on budget.
@chemenger if you want the architectural technician we used pm me and I can give you his details. He works as a surveyor and does modest scale house extension plans, puts them through planning and building warrant. All this runs about £2000. So far we've been very happy with his work as he's quick and seems thorough.
The reason we didn't do French or bifold doors are that we overlook the nan's garden and planning wouldn't allow it. The door is on the north side anyway and won't get direct sunlight. We'll have a big rooflight in a pitched roof to give us lots of light. I would love to have the doors on the back wall but we'll have a 3ft retaining wall 1 metre away.
Anyone know of a good Edinburgh builder? Pm me if you do!!!

I recently had a kitchen extension for my house in Edinburgh completed by a local building company. www.craiglockhartcontracts.co.uk

They supplied and fitted everything! I hope this helps everyone.