can I be cheeky and ask how much a 2 storey extension cost you?

[dangermouseisace]

I'm getting divorced and trying to work out my future capital needs...I don't want to get quotes on something that won't happen for a long time or might not happen at all, as this is a small town and I don't want to piss off builders that I might want to use at some point. I've tried online calculators but don't know how realistic they are. I need to factor everything in as I can't do any of the work myself, and wouldn't be confident to do project management. Painting is about the limit.

We'd be looking at 5x6m ground floor and 4x5 upstairs, with new kitchen, patio doors, a utility, a shower room etc downstairs and the creation of an extra bedroom upstairs to bring us from 3 to 4. I was thinking it would be around £80-100,000 but I don't know if that is too much. I'm not in London BTW, but not in a cheap area either. And no, I'm not being grabby...current home is too small for our needs.

We were quoted £80-100k by our architect. After 11 builders quoting, the quotes ranged from £160-200k! Needless to say we've bought a bigger house instead.

I'd get some quotes; it's impossible to tel otherwise because it depends on area, house and what turned out to be the most important for us, how busy the builders are. In our area (Not SE) builders have so much work available at the moment that they don't want to bother with domestic jobs.

wow that's quite a leap! You could buy an entire 3 bed house here for that!!

We're not SE but also quite an expensive area. That's 50sqm and I would think your estimate is about right for the build cost - approx £2k per sqm is reasonable (to include plumbing, electrics, patio doors, windows & doors etc). We've just completed a double storey extension, smaller than yours overall, and weren't far off that estimate.

Ours included an ensuite and new bathroom too, the cost of the actual bathroom fittings, the kitchen, flooring throughout etc was on top of those costings.

Also don't forget about the outside. We've spent a massive amount on the outside so far (back garden as we now have a lot of glass and lawn etc was trashed during works) on composite decking and new fencing. We also need to front drive done but have run out of money!

And lastly VAT. Makes a big difference!

thanks namechanged I had the suspicion that the £50,000 the online calculators suggested was not at all realistic!

We did a two-storey side extension to our house back in 2015 (London). Involved knocking down the garage, having a kitchen-diner on the ground floor and a new master bedroom with ensuite on the first floor. Dimensions 7m x 3.2m. Cost was £85k including vat but exc the kitchen units etc. we had to have piling which increased the cost.
Kitchen was another £5k on top (IKEA).

We've done a large double storey side extension (about the size of a 3 bed house)
All in, it's cost around £130k. I would say you could do it for about £110k if you lower the spec.
We're SE
I would agree about the garden - we spent just over £9k on a new drive, £2k on front fencing then £8600 on our landscaping.
I haven't included the cost of new sofas etc in the above- we've redecorated the whole house including new doors, skirting, carpets, new bathroom etc etc

Baxdream,
Does 130k include cost of new kitchen/bathroom etc and does it include redecorating?

Yes - we decorated ourselves. Our kitchen is howdens and bathrooms were plumbworld

thank you baxdream. very helpful.

Thanks for the further info. I put 80 grand yesterday and handed it in cos I felt guilty about the 100...ah well! If he starts arguing the toss about figures I know I absolutely can’t be knocked down.

Nigh on £200k. South east.

£135k. South west.

We're going through planning at the moment and the architect is estimating around 150k for a double storey annexe.

(not including any decorating/furnishings), so just the bare bones of the extension.