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

You can buy a large 5 bed detached for that. Generally the cost is £1500 per square metre, doubled obviously for two storeys. Kitchen and bathroom fixtures not included as they vary so much

That's completely and utterly ridiculous, unless it includes a £100k kitchen and £££££ bathroom suites? You'd be better off putting my builder in a hotel and paying expenses. I'd expect £80k each project max

Thanks all - feel much better knowing it’s a ridiculous quote. We’re going to take our time & look at project managers & get some new quotes.
Just really disappointing that someone who we thought we could trust has messed us about & set everything back. Lesson learned!

That is totally laughable prices wise. Why is the project manager not preparing a full er document and then going out to competitive tender?

We had a large extension and the tender document which was very specific re spec etc generated quotes for anything of 150% difference in price. Was totally ludicrous some of the prices. We did t go with the cheapest but was near to it and the result was fabulous they couldn't cut corners as the tender was so specific in materials and do component parts

I’m not sure he’s actually “managed” anything so far - other than to totally &@“# us off. Thanks for the input & completely agree.

That's an 'I don't want this job quote'

Some architects will do the tender for you but to be honest with some time and effort you can do it yourself.
Tender as per the plans then do a full document which lists everything else that you want. You will need to dedicate a who,e section to just electrics and plumbing. You have to go into extreme detail, ie exactly what number of sockets you want. What lights do you want, ie LED dimmers, how many etc.....

If it isn't in the tender or the plans then the builder won't do it and will charge you as an extra