Help estimating kitchen extension cost

[Auric]

Hi all

We're moving into a new victorian terraced house that needs a lot of work - double glazing, heating, floorboard etc - but the main thing we want to do is a kitchen side extension. From the sale of our previous house, we will end up with around £75k and the idea is to make sure we get the biggest extension we can and then all the other things we can slowly do over the next few years.

The current extension is around 3x10m with kitchen and bathroom. We want to gut it and extend the side to the full width of the house, creating an open-plan 4x10 extension (assuming planning permission etc.

My question is: if we just want to get the bare bones of the extension done (i.e. main building work and plumbing, a few skylights and a full-width folding door, no plastering, no floor tiles, no kitchen) how much would you expect a builder to quote?

Any help/advice is much appreciated!

Cheers
Jake

 

[Auric]

Image of the floorplan. The rear extension extends by 10m.

 

[mikeey84]

Typical price is £1k per sqm, but given there is an existing extension, that could increase the costs. That doesn't include expensive bifold doors or any issues they find along the way!

 

[Auric]

Thanks, Mikeey. I'm budgeting 60-70k but hoping 50k could do it for 40m2 - may be ambitious, but I'm not really sure what everything should cost.

Cheers

 

[mikeey84]

That's one of the more realistic budgets I have seen.

Costing is difficult without being there and seeing the site, but £1-£2k per msq is about what you have budgeted, and you should be in budget unless they find something horrendous during the survey or groundworks, or you want something really impractical.

 

[JP_]

I did a 7m x 7.3m(ish) extension for £63,000, which was lounge + kitchen, drainage, plumbing, gas pipe for cooker, radiators, 2 French doors, 2 windows, 1 back door, screed floor finish.
I decorated, carpeted / floored myself. Kitchen was from Benchmarx, just unis and a sink - kept all existing free standing white goods.
Actually, also had 2 chimneys removed for that, a window put in (replaced chimney), some knocking through and blocking up of other doorways.

This was in Essex in 2018.

Early shell pic:

 

[Auric]

Thanks, jonbey. So without kitchen + radiators around £50-55k?

 

[JP_]

Maybe. My kitchen cost was about £2000, rads dunno, maybe £500?
But plumbing and electric might be cheaper without kitchen ... didn't have a breakdown from builder so hard to say.

 

[Notch7]

i woudl be concerned about planning myself.

full width on a terrace

 

[JP_]

Do planners worry about these things these days?

 

[^woody^]

Typical price is £1k per sqm

In london?
Have you got any phone numbers for these bargain builders?

It's even more than £1k m2 in the estates of Grimsby!