130k extension - what did you get?

[iamruth]

Hi folks

We are just planning an extension to our new house, budget is looking to be around the £130k mark. Architect aware and plans look good but still, what did everyone get for £130k? We managed a double storey and part single with new roof last time for around £85k in 2018 but this one has more structural work. I’m in the north west but curious to see what everyone managed and if we stand a chance!

We are half way through a double height side and single storey back extension. Our architect told us £150k was a good budget to second fix however following going out to tender our lowest quote was 30% more. We are also in the North West.
Prices are ridiculous at the moment if you can get a builder as many we spoke to couldn't start for 9/12 months so with that demand I don't think prices will drop unfortunately.

I expect a 7 x4 standard rear extension plus utility and new kitchen and new flooring throughout.

Welcome to London.

Thanks both for your responses! @LivingLaVidaCovid - I definitely couldn’t cope with London prices!
@MissFritton65 this is what I’m worried about, architect has said he’s designed to budget but I’m worried our contingency is just not enough extra in this climate!

@iamruth it's a very difficult as you won't know the approximate costs until you go out to tender and by then you have paid the architect, planning fees and probably structural drawings/ calculations.

We are currently in this position but much smaller extension and much much lower budget!

Started last year: now paid architect, planning approved, structural engineer etc and the cheapest quote is nearly 4 times our original modest budget.

When we reached out to builders last year all said our budget was fine. They're now quoting brexit, labour costs increased, timber up 80% and massive delays on supplies.

It sucks

@MissFritton65 exactly, it’s a very difficult process to balance isn’t it?

@BradPittsLeftTit

That really does suck! What we’re looking to achieve here is not dissimilar in size and shape of the last extension and the extra budget this time was therefore to accommodate more structural work to the existing building and a bathroom but, like you, it’s the outlay to get to the point of realising that the budget needs to double, triple or more!

I think it depends whether the £130k covers the build or whether you're expecting it to cover internal fittings too (kitchen / bathroom / flooring) etc and VAT. If so, that's a max of just over £108k plus VAT.

We're also NW, did a double storey extension at the back about 4 yrs ago (GF 3m x 7m, FF 3m x 4.5m) and we're now doing a single storey extension approx 9m x 2.6m. May have saved a small amount if we'd done it all together, but the total cost is about 20% over your budget.

@iamruth definitely is! We are very fortunate as we downsized so have a reasonable "pot" and some flexibility with the budget but didn't really want to spend it all on the extension!

@Africa2go at this point I’m happy for that part of the budget to cover build costs and to fund bathroom separately (we will likely move the existing kitchen for now and do that as phase two as it isn’t exactly my taste but is fairly new and was expensive). I know that the only answer is to go to tender but it’s difficult to gauge just exactly how much the prices have risen on 2/3 years!