Extension costs

[HoneyB1]

Thinking about buying a house that we would like to put a rear extension on. The size would be 4m x 4m. But I was wondering how much this will be in the south of England roughly?
just to get the shell up and roof on?

bump :)

We’re (almost) finished our extension, but we’re in the NE of Scotland. For us, the shell with a roof cost £50K - but there’s lots of variables. Access to the site can bump up the cost. And what type of roof?

Windows, doors, electrical work, insulation, plastering, plumbing, radiators, flooring, skirting boards, decorating, sockets, switches, lighting… all on top of that.

A friend got quoted £80K recently (expensive bit of North west) but that included a complicated removal of a very large chimney stack.

We’ve just finished an extension of the same size in the SW. We were quoted just over £60k plus VAT but it ended up being more because we wanted bigger windows and bigger Velux with all the gadgets. That price included electrics and fitting new radiators (which we paid for) but excluded the floor and decorating costs.

Thanks everyone, so it is easily assessable and it would be a flat roof with a sky lantern most likely. A lot of the work inside we are hoping we will get some help my family members e.g electrics and plastering would near enough be free. But I know the most expensive part is getting the shell up.
we are in the south east so even more expensive

What is going to be inside it? A sitting room? A kitchen? Honestly it could be anything from £80k to £150k depending on what is inside it. what foundations and roofing is needed?

You’ll need to get drawings made, possibly get planning permission, you’ll need building control. That’s before anyone picks up a shovel.

think about why you need this done, what is the extra space going to do, will it add value? Are you trying to fix a poor layout by tacking on extra room or is the ground floor undersized?

We did our extension in London with Home Tales a few years ago which came in around £65k - not sure how much prices have risen since then but maybe worth speaking to a builder if you have the current floorplan from the listing?

Our builder quoted us minimum £100k (London suburbs), this included new kitchen. We went for refurb in the end instead of extension. Couldn’t justify the cost. (Edited to add, this quote was 18 months ago)

Do you need planning? We spent over £30k on drawings, planning, and assorted surveys before we even got a spade in the ground.

wowsersbrowesers - wow! why so much? tia

Conservation area, notoriously tricky local planners, and required reports coming out of our ears. We had to get the plans redrawn multiple times too. I could have cried when I totted it up but when there's only one local option for various reports you have to pay it.

£3k per m2

damn - we are in a conservation area too! thanks!

We've just had a quote of £72k for the shell, steels and plastering - in Harrogate. 1st quote, which made our jaws drop, but reading the above, sounds like the going rate. Time to re-configure instead!