Cost of extension- Essex

[HomelyK]

Hey everyone, I am sure this has been asked many times but before we get an architect round I wondered ballpark figure how much it would cost to get:
Double storey extension of 3x4 meters. Downstairs would knock through existing exterior wall to make large kitchen diner with new extension area. However kitchen plumbing and electrics could stay similar positioning but new kitchen units and appliances needed (midrange)

• upstairs would be another bedroom and redo bathroom completely

Another caveat would be where the extension is going there is a manhole that would have to be moved but it is personal sewers not the whole road.

We are thinking £80-100k but not sure if we are anywhere near!
Thanks everyone!

I do not know the answer but I would like to know the costs too.

We had a similar thing done -£120k

without the manhole issue though so that may escalate costs.

Marking my spot for info sorry OP.
I think 100k sounds extortionate. You could almost build a new house for that surely. Depending where you are of course.
Take your time sunshine and don't get ripped.
For the sake of negotiating with builders' quotes keep quiet about any budget. You need drawings firstly.

I think that should be manageable on your budget. Generally allow £2k per m2 for the shell plus finishes and bathrooms/kitchens.

We are in the middle of a 2 storey extension of 8 x 4m. The basic build cost is £120k but then there is flooring, kitchen and decorating on top which is adding substantially to the costs.

We are looking at about 70 for a single storey extension with a big steel and 2 lanterns. Kitchens are surprisingly expensive!