Extension costs

[Simonutti72]

We have plans drawn up for garage conversion (add bedroom suite above- will need roof raised- convert one half on ground floor to room), side extension (roughly 3 x15) - adding utility, pantry downstairs & extending bedroom upstairs and while we’re at it we’ll open up ground floor kitchen/ family to hall.
Budget is £350k tops.
We’ve had an initial quote in from the project manager of £480k 😳.
Anybody done anything similar & have a idea of costs? Ideally we could cope if the building works were around £200k & we could then budget carefully on the extras (kitchen, flooring, bathrooms etc)
Any comments gratefully received- we are NE Scotland

480k can’t be right surely?? I thought the upper extension cost was 3k per m2. How big is it?

Do you mean 48k?

That's an obscene amount for an extension, unless it is on to a castle?

Absolutely crazy, you would build or buy a huge new entire house for that amount.

I would have a rethink and get several more quotes.

If it really is going to cost you Half a million on an extension then take your time.

Thanks - it’s a large house & the refurb is quite major but it’s a newish house so shouldn’t be too many nasty surprises. Our thoughts are to get s couple of other quotes & put the brakes on if it’s going to be that much.

We need to add floor to garage & raise roof- then add a 3m by 15m strip down side of house to create utility & pantry & create one room & single garage below. Upstairs in garage space a master bedroom suite. The hall way is being opened up into kitchen/ family room & sliding doors added.

Still seems an insanely high price

The price is a joke surely?

I’d expect it to be more like £180k from what you’re describing. I’m starting our major extension and renovation this week. 2 story rear with major support wall removal and underpinning from roof. Renovation of 10 additional rooms including moving walls and changing layout. Current estimate including many many handmade sash windows £150k.

We agree 😩. I find it bizarre that they were willing to give it to us & think it’s ok.

Well it sounds like you’re building it from solid gold if you’re budgeting £200k just for the kitchen and furnishings

Blimey we are having similar

House is detached large plot under ten years old. Adding a two story, sounds similar large master over detached garage, large dining kitchen.

We've been quoted under 100k

happyspud where are you? I’m about to undertake a similar project and that sounds like a great price...

Thanks - is that the build & first fix & does it include VAT? Also how large is extension? It’s so difficult to compare but I think they’re taking the p&@s & I’d like to tell them that.

Really similar - - the joinery alone was quoted at £110k 😳. There is a bit of jiggery pokery with the downstairs layout & the windows will all need replaced to be in keeping but all standard sizes so nothing out of the ordinary. I don’t see how it’s so much!

£150k max for kitchen, bathroom, flooring, light fittings & window coverings etc. But we would ideally not spend that.

50k would be more like it. Are you borrowing to do all this? You don't need to say but I would be very slow to part with that type of money without doing some major research.

It's easy get carried away when the bank loans you money and you just want to get on with the job.

20k would get you a beautiful kitchen. I don't understand how you could possibly need to spend 10 times that amount. Will your house be worth 500k more when you are finished?

I really think that is absolutely crazy money for an extension. (Unless it is a listed building or castle)

Best of luck anyway. Get loads of quotes, read the builders bible, take your time and trust nobody.

Thanks 🙏- it’s a mixture of savings/loan. I shall use “trust no one” as my mantra.

Wow I know prices have gone crazy but that is a "fuck you" quote. They don't want the work.

£200 tops unless you want a silly-money kitchen and then £250

£150k for a bathroom and kitchen! My entire six bed, two bathroom house cost less than that.

Is the project manager independent or linked to / employed by the contractor who is pricing?
I work in NE Scotland as a designer and project manager and these prices seem ridiculous unless there are some serious site specific problems to overcome.
What budget did your architect suggest at design stage?

It was within budget they implied. It’s a bit complicated re the project manager as it’s a company we have ties to (this makes it worse in my eyes). We’re having a chat with them today & will probably be on the lookout for a new project manager & use the original company (electrics & joinery mainly that they do) if their quotes for those areas are competitive. It’s going to delay things quite significantly but in the long run better, easier & cheaper! Who do you work for? Feel free to PM if you’re on the lookout for work!

We've just added a 3x7m single extension, opened up the entire downstairs, as well as adding 2x bathroom & bedrooms which included taking off the entire roof and having new trusses for 100k excluding Vat and we're in a more expensive location than you. We had 4 quotes up front with the difference between the highest / lowest over 200k! As you've said they clearly don't want the work and so I would definitely get some more quotes.

OP, I'll PM you - I'm an independent consultant.

Please let us know how you get on. Best of luck!

Having just been through getting home insurance for our purchase - are you aware your premiums may go up significantly with a build that much? You need to tell your insurers about it

That sounds a ridiculous price. We had a double storey extension built (40 foot by 12 foot) which also wraps around the front. We also had the house fully refurbished, I.e. New boiler, all new windows, new doors etc and it came in at around 150k. Perhaps the builder doesn't want the job! If you're going to spend that much you might as well move. You could buy a plot and build a house for that (not in London though).