Garage extension 2 bed semi

[coopekid]

Advice on an extension - where would you start? Rough costs.

https://www.rightmove.co.uk/properties/88541598#/?channel=RES_BUY

Subject to planning permission - goal would be convert store into a garage with upstairs bedroom/ ensuite. Knock through conservatory and extend full length of back of house/ behind garage to create new kitchen/diner. Replace current kitchen with a w/c.

OP, I really don’t think that’s a financially viable project. The cost will be in excess of what the house is worth.
If you are adamant that it’s a serious option I’d start by checking the foundations of “the store”, are they suitable for two storey? I suspect not.

I think you might price yourselves way above the ceiling price for the area.

@Tortephant @Buscobel Thanks for your replies. Do you really think it’s financially non-viable, how much would we be looking at rough costs? 3 beds in this area go for £550-£600k.

We converted our garage years ago into a usable room but the foundations weren’t enough to do two storey and we would’ve had to completely knock it down and have new better foundations built in order to have it two storey.
we are now about to extend out the back of the house and a basic 8x8 meter extension is costing £67k, that’s with electrics and plumbing but no kitchen or flooring. We are in the Midlands and the builder is a very good friend of ours.

It is certainly possible and will make a lovely house but I suspect it will be £150 to £200,000 depending on finish etc.

If you are going to stay there for a long time you will have a nice home to enjoy and will eventually recoup the expenditure.

The conservatory needs doors on it to the lounge as heating and cooling your main living area will be impossible as it is.

@fairislecable Thanks this is in the region of what we would have to spend and plan for it to be a long-term house.

I think this might be more complicated than you think. Due to the size of the proposed two storey wraparound extension you might be denied due to overdevelopment of the plot, the non-symmetry of the neighbouring house and out of keeping with the street scene. From a quick glance there appears to be two houses who have done two storey side extensions but not garages underneath and one is very narrow.

Where are you accessing the new bedroom from upstairs? The store also sits on a raised base so this is probably a total demo job. The store is possibly single skin brick and will not have the foundations to support a second storey on top.

Having had 2 lots of building work, one okay builder and one incredible builder finding someone reliable and good at their job is harder than you think. My builder built my extension but I paid him for his labour only. All the materials were ordered by him and I paid for them. I also paid all subcontractors, plasterer, electrician, door/window fitter, kitchen fitter etc direct to them and I had to rely on my builder's judgement as to how good they were. They were all incredible, the attention to detail was high. But this is the rarity not the norm. I have lived through some bodged jobs in previous houses.

I’d Google-map the development, zoom in and see whether other houses have extended.
Then Rightmove sales in that road and have a look at the most recent sales.
That would give you an idea of what people are doing, and what the local planners are ok-ing.

Hi OP, I know the area and I think the cost of the extension plans would out price the area I’m afraid. It’s a lovely house as it is, but I think value of £550-600k after the work is optimistic. 3 bed houses with garage do of course go for that in TWells, but they would typically be in a better location and with bigger gardens. Good luck in your search / house journey

Would the house you created in this way be comparable to the existing 3 beds? You are starting with a small house, and I think you'd lose space upstairs putting in access to a third bedroom because it wouldn't go straight off the landing. After extending you'd have a bigger kitchen after replacing the conservatory with a kitchen diner, but still a small living room, and you'd have reduced the size of the garden. And it's a semi. The house I can see on Rightmove close by which is on for 550K, is detached with utility room, family bathroom, ensuite and downstairs loo as well as a garage. Hard to estimate how much the building work would cost you, but I would guess at least 150K.