Quoted and Actual Self Build costs in 2011 - Mod warning in Post No. 1

sas

afterburn1 wrote: »

Sorry if I confused anyone, I should have mentioned I'm hoping to build a House around 1500 sq ft for €90,000 to €100,000. I borrowed €30,000 to buy the site, I have the aforementioned amount for the build from the sale of my last house.

In your specific case, BryanF was correct. You do have scope to reduce the size in order to build to a higher spec because there isn't a mortgage involved.

afterburn1

sydthebeat wrote: »

it would be a very basic build for those figures.

have you excluded all other costs apart from build? ie profesional fees, conveyancing costs, developmet charges, connection fees etc?

1500 sq ft at 90k is €60 per sq ft... even for teh most basic house that is optimistic, unless you are getting a lot of work done for nothing by friends etc

I can save a bit on the wiring and carpentry but apart from that no. I've seen plenty of houses built over the border for £70,000 sterling finished, and they were well built as the have to be there.

BryanF

afterburn1 wrote: »

I can save a bit on the wiring and carpentry but apart from that no. I've seen plenty of houses built over the border for £70,000 sterling finished, and they were well built as the have to be there.

over the border they have something called building control:D

I implore you to look around this forum and study the standard of home that can be built now. At your present budget I would question whether a reasonable standard of construction is achievable for our increasing colder winters, our modern open plan layouts and our expected occupant comfort.

Consider the passive house standard or at least how reliant you want to be on future fluctuations in heating bills.

What i was eluding to early (but take sas's point) - could you reduce the floor area by say 20% and spend the money on building a higher standard home?

afterburn1

BryanF wrote: »

What i was eluding to early (but take sas's point) - could you reduce the floor area by say 20% and spend the money on building a higher standard home?

I'd rather not but if needs be I'll have to. I am presently renting a house of I'd reckon 2000 sq ft plus,built about 6 years ago. The owner paid 275,000 for it. It's the most half built kip I have ever had the misfortune of living in. The builders wouldn't have got away with the workmanship in the north I can positively guarantee it.
Incidentally would you shrink everything by 20% or just drop a bedroom?

sydthebeat

afterburn1 wrote: »

I can save a bit on the wiring and carpentry but apart from that no. I've seen plenty of houses built over the border for £70,000 sterling finished, and they were well built as the have to be there.

dont use that as a yard stick....

see here

basically

Rebuilding costs in Ireland are in the €116-179 psf range depending on region and type of building, in Northern Ireland the average across the six counties is GBP £67 (€77) psf – in other words costs, on a similar basis, are 51-132% higher in the Republic than in Northern Ireland

and

Building costs in the Republic are more expensive than those in Northern Ireland. This is as a result of higher VAT on materials and our higher wage levels

sydthebeat

afterburn, the simplest way to knwo what the current 'per sq ft' prices is to contact your local architects / engineers as a 'feeler' and ask them what they currently see as the going standard 'per sq ft' rate

also, assuming your 1500 sq ft is a single storey, it will have a significantly higher 'per sq ft' rate than a dormer or two storey.

afterburn1

sydthebeat wrote: »

afterburn, the simplest way to knwo what the current 'per sq ft' prices is to contact your local architects / engineers as a 'feeler' and ask them what they currently see as the going standard 'per sq ft' rate

also, assuming your 1500 sq ft is a single storey, it will have a significantly higher 'per sq ft' rate than a dormer or two storey.

Sorry I never said it's a dormer. There's nothing to stop me buying the materials a mile down the road surely!

BryanF

afterburn1 wrote: »

I'd rather not but if needs be I'll have to. I am presently renting a house of I'd reckon 2000 sq ft plus,built about 6 years ago. The owner paid 275,000 for it. It's the most half built kip I have ever had the misfortune of living in. The builders wouldn't have got away with the workmanship in the north I can positively guarantee it.
Incidentally would you shrink everything by 20% or just drop a bedroom?

Syd makes a good point, (good link, thanks)

to answer your quesiton, peoples have in recent years built huge houses because that was the fashion/ status/ luxury when we all had loads of cash, incidentally many were built to a crap standard just like the one your renting and now they have crazy heating bills, with no easy fix or cheap solutions to remedy this.
if you look at the recommended sizes for bedrooms in the apartment regulations the rooms are far smaller than we expect in our one-off country mansions.

I would prefer to build/design a more modest sized rooms and have little heating cost and high level of comfort over a big drafty mansion any day

picture the house you want in your minds eye (say 150m2 bungalow), then take 1 ft of the perimeter external floor area and there you go you've reduced your floor area by circa 10%.. would that be missed, imo probably not

muffler

If its any help I had clients who had a house built for €121,500 about 18 months ago (Donegal btw). Full contract and a "builder's finish" The house was a 4 bed bungalow about 1800 sq. feet and the price also included a detached 500 sq. feet garage and a sewage treatment system.

As it was a builders finish the price didn't obviously include and professional fees, development contributions, solicitors fees, ESB connection etc etc.

sydthebeat

afterburn1 wrote: »

Sorry I never said it's a dormer. There's nothing to stop me buying the materials a mile down the road surely!

im not quite sure how the vat works cross border... im of the understanding that you apy the vat rate in the country of purcase if its for personal use and not business. I amy be wrong.

But i think theres also quirks in the irish vat rates which makes it cheaper on som eproducts if they are supply and install.... you need to check this out.

Lemlin

BryanF wrote: »

what do you mean? could you not reduce the size of the house? and go for a higher spec in energy conservation, comfort and finishes?

Are you assuming my house hasn't a high spec in energy conservation, comfort and finishes then?

To be honest, considering I went with geothermal throughout the whole house, airtightness taping, scratch coat on external walls, 50ml insulated slabs on all external walls and ceilings, 100ml pumped cavity and pumped foam insulation in the rafter areas, I'd imagine the build should have a fairly good energy rating.

The finish is also good with oak throughout the entire house.

I reduced costs through not having to buy the site, and help from family.

In regards to the bank, they were concerned I was borrowing too little when I approached them in September '09. Their standard rate at the time was €85 a square foot and they were pushing me towards borrowing at least this. They didn't seem at all concerned re the energy efficiency of the house, only the size as sas said above.

BryanF

Lemlin wrote: »

Are you assuming my house hasn't a high spec in energy conservation, comfort and finishes then?

I'm not assuming anything, apologies if I've offended you

May I ask how much of the work you did yourself?
and what experience you brought to the project?
the size of the house?
and your yearly running costs?

To be honest, considering I went with geothermal throughout the whole house, airtightness taping, scratch coat on external walls, 50ml insulated slabs on all external walls and ceilings, 100ml pumped cavity and pumped foam insulation in the rafter areas, I'd imagine the build should have a fairly good energy rating.

did you not get a BER carried out?

The finish is also good with oak throughout the entire house.

I reduced costs through not having to buy the site, and help from family.

In regards to the bank, they were concerned I was borrowing too little when I approached them in September '09. Their standard rate at the time was €85 a square foot and they were pushing me towards borrowing at least this. They didn't seem at all concerned re the energy efficiency of the house, only the size as sas said above.

of course their not concerned with running costs or your comfort or even how long it stays standing once that's longer than the term of the loan, their only concern is your ability to repay the loan and what the asset/your home is worth upon completion.

manhattan28

Lemlin wrote: »

Are you assuming my house hasn't a high spec in energy conservation, comfort and finishes then?

Does your €65 per square foot include the sq foot of the garage, ie if your house is 3000 sq ft and the garage is 400 sq ft are you dividing the overall cost by 3000 or 3400?

Also does it include wardrobes, alarm, airtight tape etc...anything else not included?

Thanks

muffler

Right lads. This thread is being continually dragged off topic and if people are going to persist in doing so then I will remove their posting privileges. I'm getting a little fed up at having to continually post warnings so this will be the last.

The following is posted in the very first post and people seriously need to take heed

Just to add that this thread is for posting prices you have been quoted or prices you have paid for the various aspects of domestic construction. The thread is not to be used for looking for prices

Patmark

Hello All,

Northwest of Eire , 4 bedroom architecturally designed split-level house,
215 sqm/ 2300 sq feet , lower level partially as basement ( front part coming out of the ground), basement built as a concrete tank etc
BER A3/B1 , OFCH, HRV, Solars (40 tubes), UFH throughout, airtight (arch. specifications), hardwood timber windows (u 1.20), septic tank, sauna, Brazilian natural slates (210 sqm), 15 mm cavity with 10 mm PIR insulation(u for walls 0.20) , roof 300 mm insulation (kingspan), engineered solid oak 18 mm throughout apart from bathrooms , open space utility, boiler room(tiles),
glassed staircase
cheap/quality ikea kitchen/ utility mdf cabinetes, ikea wardrobes(9m), quality lighting, sanitary wares (medium spec), ESB connection only , appliances (kitchen + utility), all plumbing , pained mdf cabinet/ windowsill (quality) , small jobs outside (decking, gravel in front, front wall stone and clay (cheap) etc
So turn key finish the best price I finally got with reliable builder:
287000 euro = around 1335 per sqm:eek:
You have to add professional fees (18k)
Thanks


So turn key finish

muffler

Patmark wrote: »

Hello All,

Northwest of Eire , 4 bedroom architecturally designed split-level house,
215 sqm/ 2300 sq feet , lower level partially as basement ( front part coming out of the ground), basement built as a concrete tank etc
BER A3/B1 , OFCH, HRV, Solars (40 tubes), UFH throughout, airtight (arch. specifications), hardwood timber windows (u 1.20), septic tank, sauna, Brazilian natural slates (210 sqm), 15 mm cavity with 10 mm PIR insulation(u for walls 0.20) , roof 300 mm insulation (kingspan), engineered solid oak 18 mm throughout apart from bathrooms , open space utility, boiler room(tiles),
glassed staircase
cheap/quality ikea kitchen/ utility mdf cabinetes, ikea wardrobes(9m), quality lighting, sanitary wares (medium spec), ESB connection only , appliances (kitchen + utility), all plumbing , pained mdf cabinet/ windowsill (quality) , small jobs outside (decking, gravel in front, front wall stone and clay (cheap) etc
So turn key finish the best price I finally got with reliable builder:
287000 euro = around 1335 per sqm:eek:
You have to add professional fees (18k)
Thanks


So turn key finish

Good man Patmark. Thats the type of posts we are interested in.

just do it

Patmark wrote: »

Hello All,

Northwest of Eire , 4 bedroom architecturally designed split-level house,
215 sqm/ 2300 sq feet , lower level partially as basement ( front part coming out of the ground), basement built as a concrete tank etc
BER A3/B1 , OFCH, HRV, Solars (40 tubes), UFH throughout, airtight (arch. specifications), hardwood timber windows (u 1.20), septic tank, sauna, Brazilian natural slates (210 sqm), 15 mm cavity with 10 mm PIR insulation(u for walls 0.20) , roof 300 mm insulation (kingspan), engineered solid oak 18 mm throughout apart from bathrooms , open space utility, boiler room(tiles),
glassed staircase
cheap/quality ikea kitchen/ utility mdf cabinetes, ikea wardrobes(9m), quality lighting, sanitary wares (medium spec), ESB connection only , appliances (kitchen + utility), all plumbing , pained mdf cabinet/ windowsill (quality) , small jobs outside (decking, gravel in front, front wall stone and clay (cheap) etc
So turn key finish the best price I finally got with reliable builder:
287000 euro = around 1335 per sqm:eek:
You have to add professional fees (18k)
Thanks


So turn key finish

Thanks Patmark for that.
It sounds very similar to what we're going building!
I've a few questions for you:

• Is it a 150mm cavity between two 100mm block walls with 10mm PIR insulation on the internal surface?
• How much insulation and what u-value for the foundation?
• What's the target airtightness?

Best of luck with the build. I hope you've got yourself a quality builder!

Patmark

Hi,

It is 150 mm cavity filled with 100mm PIR (inside) we were going for kooltherm K8 but went for pir to reduce price, no insulation outside /9with kooltherm 0.19 but pir might give 0.2 to 0.21), and cavity is between 100/215mm and 100 mm blocks
with foundation more complicated as we have ground floor solid 0.15 u(125mm), then ground floor suspended (split-level) 0.16(50mm), and then basement with all walls exposed to the ground 0.16(125mm) (frontal part coming out of the ground)
airtightness 30m3/m2/hr at 50pa
Pat

john_cappa

Whats the rough cost (materials and labour) for plumbing a house (new build) around 2200 sq foot, simple square design.

Two kitchens in house both to be plumbed for sinks and diswashers
One utility room to be plumbed for sink and washing machine.
One downstairs toilet with a toilet/sink/shower
Main toilet upstairs with toilet/sink/shower/bath
Ensuite upstairs with toilet/sink/shower

9 decent size double rads
5 smaller rads/towel rails

Oil fired central heating (plumbed to heat all rads and one stove plumbed to heat 4 or 5 of the big rads.



I know the question is vague but I literally want to know would it cost roughly 10k, 20k or 30k etc.

muffler

john_cappa wrote: »

Whats the rough cost (materials and labour) for plumbing a house (new build) around 2200 sq foot, simple square design.

Two kitchens in house both to be plumbed for sinks and diswashers
One utility room to be plumbed for sink and washing machine.
One downstairs toilet with a toilet/sink/shower
Main toilet upstairs with toilet/sink/shower/bath
Ensuite upstairs with toilet/sink/shower

9 decent size double rads
5 smaller rads/towel rails

Oil fired central heating (plumbed to heat all rads and one stove plumbed to heat 4 or 5 of the big rads.



I know the question is vague but I literally want to know would it cost roughly 10k, 20k or 30k etc.

Enough is enough. There is a clear warning in the thread title and 5 subsequent posts asking people not to use this thread for asking for prices. john_cappa banned for 5 days.

Mrs. Fudge

Hi all,

Have used this site many times throughout the duration of my build and now I want to share my costings with you.

House details: 2500 sq ft – storey and a half in Meath.
Build Type: Closed panel timber frame – the rest by direct labour.
Started: July 9th 2011
Moved in: January 26th 2012
Duration of build: 6.5 months
Total Cost of Build (Mortgage 185K and Savings of 21K): ~ 206K
Short: 10K
Site 0.75 Acre: 70K – purchased ourselves a few years ago
Council charge – 12K – paid when site was bought


Here’s the breakdown;

Site Clearance & Foundations: €16,500
- All materials/stones/digger hire/concrete/labour

Scaffolding Hire: €1550 (family friend supplied it)


Timber frame & Crane hire: €65,000
- included erection of frame, felt and batten of roof and roof of garage (which was block built)
- Supply and install of all insulation to ceiling & internal walls
- Sealing around all window/door openings with airtight tape.
- Supply of all plasterboard for internal walls
- External wall valve U- 0.16, under sloping ceilings U- 0.12, under slopes U- 0.17.

Window & Doors: €10,000
- Triple glazed, argon filled, Upvc
- Solid wood front door & double garage doors
- UPVC back door and side garage door.
- 3x Aluminium roof light

Block Work: €9500

- All external block work to house
- Block built garage (500 sq foot)
- Brown granite window cills (26 of them)
- All lintels,
- 1 Chimney/flue pipes
- All sand and cement, blocks
- Labour

Roof Work: €14,500

- Slates – fibre cement
- Labour
- Soffits/ fascia
- All materials

Slabbing, Skimming inside and Plastering outside: €13,000
- Labour
- All materials (except plasterboard which TF supplied)

Plumbing: €32,000 – supply and install & commission of entire system

- Floor insulation (6 inches)
- Screed (4 inches)
- 16 kw Air-to-water heat pump
- UF to all downstairs
- Aluminium rads upstairs
- 300 L tank
- Pressurised system
- MHRV system
- Sanitary wear (for 3 bathrooms)

Electrics: €8500

- Labour
- All materials
- Fixtures & fittings – external & internal

Kitchen/Utility: €8200

- Cream solid oak country style kitchen
- Oak veneered utility
- Granite including undermount sink and tap

Externals: €15,000

- Drilling well/ water test and pump (€3700)
- Waste water treatment & Percolation (concrete tank €3400)
- All drainage pipes
- Labour

Tiling: €6000

- All tiles, grout, adhesive
- tiles to kitchen/dining/utility/hall & 3 bathrooms
- Labour

Carpentry: €3500

- 13 pre-engineered oak doors and lock sets/hinges
- Red-deal skirting, architrave, doorframe and door stops (we painted these cream)
- Windowboards
- 3 Small rooms in laminate flooring
- Labour

Painting: €300
- Materials only - painted it all ourselves.

Appliances: €2900

- washing machine, tumble dryer
- Integrated larder fridge, undercounter freezer, integrated dishwasher
- Belling classic electric cooker, microwave, kettle, toaster

Short: €10,000

- Stairs – approx €3500-€4000 for oak
- Carpets to upstairs rooms & landing – approx €2500
- Paths/ Kerbing - €3500

Hope this give people some idea what to expect. Be prepared to get stuck in and hope that your boss is ok with you taking 20 phonecalls a day!!!

theduffer

Mrs. Fudge,

Thanks for those accurate costings. Very helpful.

BryanF

232m² / 228k (206 + 10short + 12 council) If you were to include the painting costs that's 1000€ per m2 direct labour in 2011... Thanks mrs fudge - is that to 08 or 11 part L regs? thanks

Mrs. Fudge

Hi BryanF,

Thanks for the reply. To answer your question - thats is to 11 Part L regs.

ShiverinEskimo

Forgive the noob question. What do you mean by 'short'.

Dromardabu

Thanks Mrs Fudge. That's excellent. Did you have to negotiate and tender aggressively to achieve that ? Is VAT included in these prices, or was it cash in hand ?
Excellent result either way though. Fair play.
Just about to start a house of similar size and hoping to achieve a similar result .... If we can!!

liamolaighin

Great breakdown, thanks. A quick question about you windows. You may need to Private message me this info but I was curious which window company you went with and then u-value you got. I'm going to be making a final decision soon. Like you going triple glazed. Trying to get under 1.0 u-value. Can get 0.84 from 1 company but they are a bit pricey compared to yours. Was surprised your figure was so low but it may relate directly yo area being glazed also. My house is 3000 sq/ft with adjoining garage. A lot of glazing in sunroom driving up costs also.

john_cappa

How much approx was the MHRV?

You have given me some hope that i can build my build for the 190 i had in mind. The timber frame you ent with cost at lot at 75 thousand!

Mrs. Fudge

ShiverinEskimo wrote: »

Forgive the noob question. What do you mean by 'short'.

At the minute we have a red deal tempory staircase that the timber company put together for us, no paths poured or kerbing and have to carpet two rooms and the landing upstairs - so this will be an additional cost of about €8k-€10K to get the house complete.

Mrs. Fudge

Dromardabu wrote: »

Thanks Mrs Fudge. That's excellent. Did you have to negotiate and tender aggressively to achieve that ? Is VAT included in these prices, or was it cash in hand ?
Excellent result either way though. Fair play.
Just about to start a house of similar size and hoping to achieve a similar result .... If we can!!

Hi Dromardabu,

We spent months prior to starting getting various quotes from different trades/companies but to be honest we didn't have to negotiate too hard. People are hungry for the business and will provide a rock bottom price these days. For example we got a quote for €4000 euro to put the tiles on the roof and within two weeks the quote had dropped to €2500.
To answer the VAT question - apart from the grounds work which my brother in law did, the majority of the rest incl VAT. There were some parts done here and there for cash but not much. I was afraid that if something went wrong we'd have nothing to fall back on. So least in a years time if there is a problem with the plumbing,TF, windows etc. or whatever - we have our receipt.

ShiverinEskimo

Mrs. Fudge wrote: »

At the minute we have a red deal tempory staircase that the timber company put together for us, no paths poured or kerbing and have to carpet two rooms and the landing upstairs - so this will be an additional cost of about €8k-€10K to get the house complete.

Right. So you've pretty much spent all your deposit and mortgage so these are things you'll be doing on your own steam as and when you get the moolh together yea?

Not too bad I suppose. The stairs would be a priority I imagine but the likes of kerbing and the odd room of carpet wouldn't be too urgent I take it.

Mrs. Fudge

john_cappa wrote: »

How much approx was the MHRV?

You have given me some hope that i can build my build for the 190 i had in mind. The timber frame you ent with cost at lot at 75 thousand!

€5750 materials and labour & vat for MHRV.

The TF was €65K but that did include supply and fit of all insulation for internal walls and ceilings and putting an airtight membrane around the ceiling/attic space and they also supplied all the plasterboard. We could have done it ourselves but we preferred to pay them the extra to get it as airtight as possible. And we also paid them an extra €15K to upgrade the external wall size to get a better U-value. So if we went for the standard frame without all the extras we asked for, your prob talking about €40K.

tippman3

thanks Mrs Fudge. Fair play

carrotdonut

Hi everyone,

Hoping to start new build in Summer, South Dublin , 4 bedroom 144 sqm/ 1550 sq feet. Pretty definitie going with turn key company. Wasn't cheapest quote but with them organising build and TF only taking 20 weeks, speed is vitally important for us. Quote is €178,000 for Kingspan TF including VAT and includes the following:

Site clearance, BER A3/B1 on completion, Gas condensing boiler with 12 rads & chrome tower rails to en suite and bath, Solars, all hot and cold services, all wiring including pre wire for alarm and external lights (€4k), sum of €2k towards sanitary fittings, €6k allowance for supply & installation of kitchen and bedroom units, triple glazed tilt and turn windows and bi-fold doors from kitchen out to garden, painting of all walls and ceilings, labour for tiling to bathrooms en suite, kitchen and hallway (€1.5k), driveway.

Doesn't include timber floors, Architect fees (€9k), fees to council (€15k), water or esb supply (€3k), road opening charges costs and fees.

So looking at circa €115 per sq/ft not including fees etc. These figures sound good/normal?

Thanks.

muffler

@about2build...I hope you find directions to your own building site. You're on a bad run here

about2build

I know i know i'm havin a 'mare :eek: tired and only two weeks in...woe betide what lays in wait:rolleyes:

isaos

muffler wrote: »

Right lads. This thread is being continually dragged off topic and if people are going to persist in doing so then I will remove their posting privileges. I'm getting a little fed up at having to continually post warnings so this will be the last.

The following is posted in the very first post and people seriously need to take heed

Isn't that a bit drastic, Muffler? If people weren't looking for info re prices, there surely wouldn't be any point in other people sharing their quotes and costs..? We are all trying to know what to expect in a very shaky economic situation. People asking for prices are people who are going to pay other people for jobs, don't bang too much on our head please..

muffler

isaos wrote: »

Isn't that a bit drastic, Muffler? If people weren't looking for info re prices, there surely wouldn't be any point in other people sharing their quotes and costs..? We are all trying to know what to expect in a very shaky economic situation. People asking for prices are people who are going to pay other people for jobs, don't bang too much on our head please..

Do not derail a thread by disputing a moderators instructions. Same as everyone else you can have 5 days off to think about it.

wclarke20

Hi all,
I got quoted €88,000 for a closed panel timber frame from a Leinster company.
This includes prefitted windows, electrical 1st fix, insulation and roof trusses, membrane and battons.


Would be intereseted in hearing if anybody opted for a similar build and how its fairing out..

Do-more

wclarke20 wrote: »

Hi all,
I got quoted €88,000 for a closed panel timber frame from a Leinster company.
This includes prefitted windows, electrical 1st fix, insulation and roof trusses, membrane and battons.


Would be intereseted in hearing if anybody opted for a similar build and how its fairing out..

Can you give us some further info such as size and type of house (Dormer, 2 storey etc.) what sort of u-values for the walls, roof, windows and doors?

BryanF

Do-more wrote: »

Can you give us some further info such as size and type of house (Dormer, 2 storey etc.) what sort of u-values for the walls, roof, windows and doors?

+1 and how/ what performance spec was written in regarding air-tightness?

isailkin

Mrs. Fudge wrote: »

Hi all,

Have used this site many times throughout the duration of my build and now I want to share my costings with you.

House details: 2500 sq ft – storey and a half in Meath.
Build Type: Closed panel timber frame – the rest by direct labour.
Started: July 9th 2011
Moved in: January 26th 2012
Duration of build: 6.5 months
Total Cost of Build (Mortgage 185K and Savings of 21K): ~ 206K
Short: 10K
Site 0.75 Acre: 70K – purchased ourselves a few years ago
Council charge – 12K – paid when site was bought


Here’s the breakdown;

Site Clearance & Foundations: €16,500
- All materials/stones/digger hire/concrete/labour

Scaffolding Hire: €1550 (family friend supplied it)


Timber frame & Crane hire: €65,000
- included erection of frame, felt and batten of roof and roof of garage (which was block built)
- Supply and install of all insulation to ceiling & internal walls
- Sealing around all window/door openings with airtight tape.
- Supply of all plasterboard for internal walls
- External wall valve U- 0.16, under sloping ceilings U- 0.12, under slopes U- 0.17.

Window & Doors: €10,000
- Triple glazed, argon filled, Upvc
- Solid wood front door & double garage doors
- UPVC back door and side garage door.
- 3x Aluminium roof light

Block Work: €9500

- All external block work to house
- Block built garage (500 sq foot)
- Brown granite window cills (26 of them)
- All lintels,
- 1 Chimney/flue pipes
- All sand and cement, blocks
- Labour

Roof Work: €14,500

- Slates – fibre cement
- Labour
- Soffits/ fascia
- All materials

Slabbing, Skimming inside and Plastering outside: €13,000
- Labour
- All materials (except plasterboard which TF supplied)

Plumbing: €32,000 – supply and install & commission of entire system

- Floor insulation (6 inches)
- Screed (4 inches)
- 16 kw Air-to-water heat pump
- UF to all downstairs
- Aluminium rads upstairs
- 300 L tank
- Pressurised system
- MHRV system
- Sanitary wear (for 3 bathrooms)

Electrics: €8500

- Labour
- All materials
- Fixtures & fittings – external & internal

Kitchen/Utility: €8200

- Cream solid oak country style kitchen
- Oak veneered utility
- Granite including undermount sink and tap

Externals: €15,000

- Drilling well/ water test and pump (€3700)
- Waste water treatment & Percolation (concrete tank €3400)
- All drainage pipes
- Labour

Tiling: €6000

- All tiles, grout, adhesive
- tiles to kitchen/dining/utility/hall & 3 bathrooms
- Labour

Carpentry: €3500

- 13 pre-engineered oak doors and lock sets/hinges
- Red-deal skirting, architrave, doorframe and door stops (we painted these cream)
- Windowboards
- 3 Small rooms in laminate flooring
- Labour

Painting: €300
- Materials only - painted it all ourselves.

Appliances: €2900

- washing machine, tumble dryer
- Integrated larder fridge, undercounter freezer, integrated dishwasher
- Belling classic electric cooker, microwave, kettle, toaster

Short: €10,000

- Stairs – approx €3500-€4000 for oak
- Carpets to upstairs rooms & landing – approx €2500
- Paths/ Kerbing - €3500

Hope this give people some idea what to expect. Be prepared to get stuck in and hope that your boss is ok with you taking 20 phonecalls a day!!!

Brilliant - this really made sense, thank you so much for your honesty, really helpful

liamolaighin

Mrs. Fudge wrote: »

Hi all,

Have used this site many times throughout the duration of my build and now I want to share my costings with you.

House details: 2500 sq ft – storey and a half in Meath.
Build Type: Closed panel timber frame – the rest by direct labour.
Started: July 9th 2011
Moved in: January 26th 2012
Duration of build: 6.5 months
Total Cost of Build (Mortgage 185K and Savings of 21K): ~ 206K
Short: 10K
Site 0.75 Acre: 70K – purchased ourselves a few years ago
Council charge – 12K – paid when site was bought


Here’s the breakdown;

Site Clearance & Foundations: €16,500
- All materials/stones/digger hire/concrete/labour

Scaffolding Hire: €1550 (family friend supplied it)


Timber frame & Crane hire: €65,000
- included erection of frame, felt and batten of roof and roof of garage (which was block built)
- Supply and install of all insulation to ceiling & internal walls
- Sealing around all window/door openings with airtight tape.
- Supply of all plasterboard for internal walls
- External wall valve U- 0.16, under sloping ceilings U- 0.12, under slopes U- 0.17.

Window & Doors: €10,000
- Triple glazed, argon filled, Upvc
- Solid wood front door & double garage doors
- UPVC back door and side garage door.
- 3x Aluminium roof light

Block Work: €9500

- All external block work to house
- Block built garage (500 sq foot)
- Brown granite window cills (26 of them)
- All lintels,
- 1 Chimney/flue pipes
- All sand and cement, blocks
- Labour

Roof Work: €14,500

- Slates – fibre cement
- Labour
- Soffits/ fascia
- All materials

Slabbing, Skimming inside and Plastering outside: €13,000
- Labour
- All materials (except plasterboard which TF supplied)

Plumbing: €32,000 – supply and install & commission of entire system

- Floor insulation (6 inches)
- Screed (4 inches)
- 16 kw Air-to-water heat pump
- UF to all downstairs
- Aluminium rads upstairs
- 300 L tank
- Pressurised system
- MHRV system
- Sanitary wear (for 3 bathrooms)

Electrics: €8500

- Labour
- All materials
- Fixtures & fittings – external & internal

Kitchen/Utility: €8200

- Cream solid oak country style kitchen
- Oak veneered utility
- Granite including undermount sink and tap

Externals: €15,000

- Drilling well/ water test and pump (€3700)
- Waste water treatment & Percolation (concrete tank €3400)
- All drainage pipes
- Labour

Tiling: €6000

- All tiles, grout, adhesive
- tiles to kitchen/dining/utility/hall & 3 bathrooms
- Labour

Carpentry: €3500

- 13 pre-engineered oak doors and lock sets/hinges
- Red-deal skirting, architrave, doorframe and door stops (we painted these cream)
- Windowboards
- 3 Small rooms in laminate flooring
- Labour

Painting: €300
- Materials only - painted it all ourselves.

Appliances: €2900

- washing machine, tumble dryer
- Integrated larder fridge, undercounter freezer, integrated dishwasher
- Belling classic electric cooker, microwave, kettle, toaster

Short: €10,000

- Stairs – approx €3500-€4000 for oak
- Carpets to upstairs rooms & landing – approx €2500
- Paths/ Kerbing - €3500

Hope this give people some idea what to expect. Be prepared to get stuck in and hope that your boss is ok with you taking 20 phonecalls a day!!!

Can I ask who supplied your windows and doors. That price is great. Im getting to that stage very soon.

lostinashford

Have planning permission for and am awaiting mortgage decision for a 1636 sq ft extension/rebuild - my architect has given me a quite detailed preliminary estimate of €290,000 excl contingency fund, his fee, ESB, engineers fee etc...what does anyone think, his estimate runs to 4 pages and seems very comprehensive but seems very high given what I'm reading here!!!

Don't know anything about this game but here are details...appreciate any comments on this price ( working out at roughly €180 sq ft for turn key finish)

Job will include demolition of existing extensions (1022sq ft) and clearance of same.

New build will wrap around remaining concrete original cottage - total 1636 sq ft, part of which is single story with flat roof, part one and half story.

Proposed ground floor 1205sq ft, upper story 430 sq ft.

Roof insulation Kingspan 60mm, cavity insulation Kingspan Kooltherm K8, Floor insulation Kingspan TF70.

Triple glazed alu-clad windows through out

Includes carpets/solid wood floors where appropriate, painting, built in wardrobes, mid-range kitchen, Quinn Merriot rads throughout

2 evacuated solar panels + cylinder and pumps.

Rain water collection tank, pumps, filters

Built current regs using blocks

Thanks for your time

just do it

lostinashford wrote: »

his estimate runs to 4 pages and seems very comprehensive but seems very high given what I'm reading here!!!

There are so many factors that bump up the price. Alot of the good quotes on here are from builders which probably wont include everything your architect has, including building to current building regulations. And these the items below will help bump up the price as well.

lostinashford wrote: »

Job will include demolition of existing extensions (1022sq ft) and clearance of same.

New build will wrap around remaining concrete original cottage - total 1636 sq ft, part of which is single story with flat roof, part one and half story.

Triple glazed alu-clad windows through out

Includes carpets/solid wood floors where appropriate, painting, built in wardrobes, mid-range kitchen, Quinn Merriot rads throughout

Rain water collection tank, pumps, filters

Built current regs using blocks

Hope this helps and best of luck. I've an architect on board as well and on the low days wonder is the expense worth it but there is no way we'd have designed as good a house with out him;)

lostinashford

Hope this helps and best of luck. I've an architect on board as well and on the low days wonder is the expense worth it but there is no way we'd have designed as good a house with out him;)[/QUOTE]

Our architect has been great, while he got a lot wrong at first (took a while to get on the same wavelength) once he really understood what we wanted he produced.

Where are u in terms of costing?

ShiverinEskimo

About to start (finally after 2 and a half years of planning woes) a demolition of existing dwelling and building of a new 2400sqft dormer bungalow dwelling house.

The successful tender came in at €229,000 so about €95 per sq. ft.

Site is located outside Dundalk, Co. Louth. Winning contractor based locally.

Basic details:
Demolition and clearance of existing dwelling and shed
Block build
150mm pumped cavity w/ internal kingspan K17 drylining
200mm Foamlok blown insulation in roof
200mm underfloor insulation
PC sum for air-tightness (tape, membrane, blower test etc.)
MHRV
Triple glazed windows with coloured insulated frames
Underfloor heating downstairs, rads upstairs
Includes walnut doors/skirting/archetraving, spanish natural slates, sanitary fittings,
Includes perimiter wall along front of site, paving around house and kerbing around driveway.

Excludes:
Kitchen (Priced at ~13k)
Tiling (Est. ~3k)
Flooring/Carpeting (tbc)
Gas fired boiler or air-source heatpump (tbc).

suckler man

ShiverinEskimo wrote: »

About 8 to 9 months ago our architect estimated our build to be about 100 euro per sq ft for a reasonably high-spec build. Due to delays in getting our plans together he now reckons it's down around 85 to 90 euro per sq ft on average for the same spec.

Not concrete and based only on his experience at the moment but he seems to know what he's talking about.

<SNIP>

muffler

@ suckler man....have you read the mod warning in the very first post (as per thread title) and repeated umpteen different times throughout the thread?

fclauson

ShiverinEskimo wrote: »

150mm pumped cavity w/ internal kingspan K17 drylining

Why this approach - have you read the posts about separating you insulation layers - this make up is prone to intestinal condensation (especially in this current weather)
You should re-consider for a wide cavity which is safer