Building a Home Renovating Design Dilemma

Advice and costing for small rear extension

3 years ago

last modified: 3 years ago

Hi, I'm a first time poster here and also a first time buyer.

I've seen a number of potential garden flats and houses in South London in recent weeks and saw this particular property yesterday. I think that it needs some work but, in particular, I would want to put a small rear extension on the back. I have seen similar properties in the area with such an extension and it really does seem to add a good extra space as a kitchen / reception room. Planning permission should be fine and I think I would be able to extend out by c.3m which would add c.11sqm of space. I've included photos and a floor plan below.

I appreciate that this is in London and so prices are naturally higher for builders/materials. Some websites suggest a cost of £1,500 - £2,000 per sq m for the foundations and shell, plus the additional cost of flooring, electrics, glazing and kitchen etc.

This makes me think that an extension should be possible for £40k - £50k but I may be way off and any guidance would be much appreciated! Would builders provide high level estimates without viewing a property in person? I'm not sure they would but this situation cannot be uncommon i.e. wanting to understand costs of extending a property before it's purchased.

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Comments (4)

PRO
Nest Estimating Ltd
3 years ago
Hi Tom, we recently provided a first time buyer with a budget cost estimate for similar works. They were then able to determine whether they wanted to go ahead with the purchase of the property. If this is something of interest please send the plans and photos to hello@nestestimating.co.uk and we can provide you with a quote. The budget cost estimate provides a detailed breakdown of works and expenses as well as highlighting potential areas where you can save money.

Jemma @ Nest Estimating
kwg kwg
3 years ago
last modified: 3 years ago
Hello, you're not far off in terms of your estimate but I'd edge towards the higher end of your estimate. I'm in West London and we did our extension 2 years ago and cost around £50k just for the build ( 5m x 3m, shell, pitched roof, plumbing and electrics to 2nd fix, finish up to plaster stage ), however the final figure higher as we had to add on more sockets etc, replace old floor joists, replace ceiling, labour for tiling in WC etc, the list goes on lol ). So add on extra for contingency.

What you can do is just call up a builder and take them to a viewing and ask them for a rough quote. Some buiders might have a general rough 'package' quote for example extension with suspended floor, 2 velux, 12 sockets, fit WC etc, others will ask for more specific details.

If you see any of the neighbours doing an extension down the road or nearby roads of a similar style, you can ask that builder to give you a quote? Or even send them a plan of the current layout if you don't want to take them to view the property?
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Rowland
3 years ago
hi Tom,

looks like some of the stock around the tooting area!!

Looking at the photo, the extension will be rather straightforward so I could cover it for the circa 40k easily. this would leave you to then put your kitchen.

I think building in west london has a bit more of a premium, so could account for the difference in construction costs, or the house had a complicated arrangement for putting in the steel support. the house you are looking at doesnt have a back addition, so is very simple to do.

best

Rowland

best

Rowland
PRO
Base 2 Roof Construction
3 years ago
hi Tom

I would say calculate about 45k£+VAT for a type of extension you talking about.

that would incl

-shell to be built
-manhole removal if its involved
-architect and structure engineer drawings with planning
-50 electricity points
-ufh in new area
-plastered finish incl flooring
-kitchen fitting up to 14 units
-splashback tiling

thats based on a final job we done in SE london and it were similar to yours and that was the spec on it.

only issue can be on yours and lift a price is its a terraced house so all rubbish and materials should travel through the house and more likely manual digging involved as cant drive through with a micro digger (it might be not the cause but need to take in consideration)

Advice and costing for small rear extension

Comments (4)

Nest Estimating Ltd

kwg kwg

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