Rough cost to remove wall between lounge and kitchen and extendd across back?

[AnnieHll]

We've seen a house we like. It has a lounge at the back and kitchen next to that, which also backs onto the garden. These two areas are currently separated by a wall. We would want to remove the wall between the lounge and kitchen and extend right across the back to create one large area - the new room would measure around 31 x 25 to incorporate a lounge, kitchen and dining room with bifolds on the back. Does anyone have a rough idea what this would cost? We're in Essex. Thank you!

All depends on type of wall!!

Presumably not structural?

Essex
Good size extension

I’d be surprised if you got for less than £40k

I'm guessing it would need steels throughout.

Without knowing what size steels you’d need, what material matches you’d need and what kitchen, flooring etc you want.. I’d estimate £60-80k

Underestimate

make that £60k

We wouldn't be replacing the kitchen, luckily the work could go on around it and there are no kitchen units on the wall that would be removed.

My figure was presuming no kitchen replacement

It really does depend on the sizes of the steels needed, the doors you choose, the type of brick / stone to match.

Don’t forget to price in a new patio, and the skylights/lantern if you want more daylight.

Plus flooring, which you’ll prob want to redo in the kitchen too

3 steels for me about 7 to 8k (I think). Small ext quotes 30k two years ago. London / Essex border not Inc kitchen.

I'm guessing this would depend massively on how far you're extending? I presume the measurements you've given include the current rooms?

My daughter had similar done to hers in 2020 and it cost £70k plus but also replaced kitchen. Cost didn't include flooring. This is poole area

We priced up similar without the extra steels and we're told c 50k last year. So I'd be surprised if less than £60k and probably more.

Do you mean knock out the wall to “ extend “ the living space IE just knock out the wall ? Depending if structural or a stud wall then between hundreds - 5-8k ( as a rough guess based on what what I paid for a structural wall being removed and steel beam in and made good ) depends on size obvs

or do you mean the above done plus an actual extension added on to the existing space ?

Get in 3 different building firms to quote you for the h
Job. Ask for written quotes and get like for like.

I should have been more specific with measurements sorry. The wall that would be removed which currently divides the kitchen and lounge measures 19ft so 19ft of steels for that. The back wall measures 25ft so steels for that too. The new extension would measure 25 x 12ft.

I’m in the south west - knocking out a wall and putting in a 13ft steel is costing me just under £4k, if that helps.

Our extension is 56 sqm and we were quoted £145k - so around £2600 per sqm. We’ve now gone for a different building option due to rising costs - this was quoted in the autumn.

What is the asking price of the property Op? did you have a figure in mind what you could afford / was reasonable for the extension?

For an extension that didn't require foundations (already existing) which was 3m x 10m to include plumbing for an en-suite (but not anything beyond the basic plumbing) and 2 small steels, we had 3 quotes at £65k, £70k and £80k. This was not including VAT. We have already sunk £5k in architect, planning permision and building regulations. When we started out on this 2 years ago we were quoted £50k all in. Its now looking like 100k all in and we are not doing anything fancy! No high end patio doors, or anything. This is Scotland by the way so not even London prices,

Allow 2500/m2 for the extension at least. We had a 5mx11m extension last summer, smaller steels than you'd need, with bifolds and rooflights and I'd say that alone was over £100k. We paid £210K but also had a lot more internal reconfiguration, new kitchen, new bathroom and new roof.

£80k I'd guess

I'd also look at how this change will affect your energy costs in the long term by heating a larger area for a longer time of an evening. Might be worth looking at dividing doors.