How much extra does an extension add to a property?

[MumHadEnough]

We're trying to work out how much our house is worth now as we've just had an extension built and need to remortgage.

We've added two extra rooms. The old kitchen has become a dining room with the extension being a new kitchen and a respectable sized double bedroom. So this takes our 3 bed semi to a 4 bed with a dining room it didn't have.

The house was worth £144k when we bought it just as the market started to fall. It was valued 6 months later at £150 as we'd replaced the windows, doors and two new bathrooms. Similar houses in the same street (in the condition/size we bought it at) are now selling for fixed price £140k, but there are new build houses 200 yards away, 4 bed terraced for £216k.

The house is 12 years old and I'm hoping (praying) it will value at £175k, what do you think?

Is there a set guide to how much a room is worth?

Thanks, all replies much appreciated.

The only way to know for sure is to get three agents out to value it and take the average estimate. But it is only really worth what someone is prepared to pay for it.

We spent £30k on an extension, plus another £20k doing our house up internally, and three different agents reckon it has added between £100-150k to the value.

Wow, thats impressive Mrs Mattie! .

We have spent around 15k doing the rest of the house up, the extension only cost us 15k but should have cost 25k (the guy next door built it for us at the same time as his), we got a real bargain!

Once we get the kitchen installed and the wreck thats left of the garden tidied up I'll get some agents round.

Thanks for your input!