builder estimate required

gracemorgan

hi, can anyone give a guesstimate as to what it would cost to finisn 5,500 sq ft house from basic builder finish (ie bare block work internally, hollow core first floor, plaster boarding required first floor ceilings and all plastering needed, no trades in yet). External structure does not require any work. Huge amount of glass, basically the whole back of house is glass.(already fitted as are all external doors/windows)
Basically a five (large double)bedroom all ensuite (master large full bathroom) three large walk in wardrobes, two large (one wall in each completely glass) living rooms, open plan (one curved wall in) kitchen / diner, pantry leading into large utility and laundry with hotpress off it, guest wc downstairs and guest bathroom upstairs and study. (17 doors and two sets of double doors together with all corresponding architrave and skirting required- preferably oak) Would be great to get idea of what it would cost to get to finish where we come in and just deal with painting/decorating etc (estimate not to include kitchen or sanitary ware or any floor covering). Underfloor heating preferred also- please can any one throw some light on what above would possibly run to so we can figure out if we can afford to pursue this property any further. (it is in galway county and we are in uk at present so obviously a bit of a wasted journey if pricing is likely to be out of our range).
Thanks

galwayrush

Impossible for anyone to price something like that without the specs .
From groundwork to finished joinery / tiling / floor coverings, there's a massive price difference between various standards available.

biko

From Galway city.
The guys in Pricing should be able to help you with how you price work for a house.

john_cappa

I would guess 250-400k. That's a massive house and reality is there is very little of it built if there is no plumbing, electrics, carpentry done.

Glengormanjay

If I read your question correctly - you are looking for estimate to finish a build. That is make the shell liveable - windows - services - and finishes?
Then sister 50 - 80k will go a very along way!
My advice is
1, Set a budget early on and stick to it - finishing should be direct labour, builder has already done his part.
2, Stick with proven and basic technology but implement it in a smart way. i.e. spend extra on insulation but install rads instead of under floor, spend money on better glass but standard window frames, gain impact with high skirting and architraves painted white to show off mid range doors rather than high end doors, etc etc .
3, Get 3 quotes for everything - if nothing else you will learn what the best solutions are from this process. Has saved me thousands.
4, kitchen and walk-in wardrobes - kit out with cheaper standard high street circuses then spend on a small bit of “gloss” - Granite top for kitchen or deep pile carpet for wardrobes - result with look and feel better.

Personally I believe you could/need to build the house from stratch for less than 250 nowadays.

afkasurfjunkie

honestly for a house of that size I would say that if you have to ask how much it would cost to finish it then you cant afford it. it sounds unnecessarily massive. even maintaining it alone after completion will cost a bomb.

sinnerboy

john_cappa wrote: »

I would guess 250-400k. That's a massive house and reality is there is very little of it built if there is no plumbing, electrics, carpentry done.

Easily. 400k base and rising I would say.

sydthebeat

ONE MILLION DOLLARS !!!!!!!!!!!!!


no seriously, 2011 regs built properly and finished... you wont have much change from €500,000

john_cappa

Glengormanjay wrote: »

If I read your question correctly - you are looking for estimate to finish a build. That is make the shell liveable - windows - services - and finishes?
Then sister 50 - 80k will go a very along way!
My advice is
1, Set a budget early on and stick to it - finishing should be direct labour, builder has already done his part.
2, Stick with proven and basic technology but implement it in a smart way. i.e. spend extra on insulation but install rads instead of under floor, spend money on better glass but standard window frames, gain impact with high skirting and architraves painted white to show off mid range doors rather than high end doors, etc etc .
3, Get 3 quotes for everything - if nothing else you will learn what the best solutions are from this process. Has saved me thousands.
4, kitchen and walk-in wardrobes - kit out with cheaper standard high street circuses then spend on a small bit of “gloss” - Granite top for kitchen or deep pile carpet for wardrobes - result with look and feel better.

Personally I believe you could/need to build the house from stratch for less than 250 nowadays.

5500 sqft from scratch for 250K.....lolled

kkelliher

Glengormanjay wrote: »

Personally I believe you could/need to build the house from stratch for less than 250 nowadays.

Sorry but this is nonsence and is based on thin air. What you believe and what is required (by law and personal choices) is two different things. The materials alone on a property of 5000ft2 size would account for the majority of your 250k and that is not taking vat into account.

There is simply no way that anyone can give guidence to the op without a finished spec.

I placed an order last week for a clients living room laminate timber floor for €350. About a month ago one of my clients placed an order for a living room timber floor for €4600. Both are for materials only for similar sized rooms. So plucking figures out of the sky is clealry not a method of conparison when you dont know the specification.

Glengormanjay

john_cappa wrote: »

5500 sqft from scratch for 250K.....lolled

Just finishing 3500 square feet build for 160k - demolition old property - Super Insulated block build - Mechanical ventilation - central vac - triple glazed - several unique architectural features - closets and walk-in wardrobes - 5 curved walls - liquid screeded floors - 2 internal glass walls frameless door - 1 external 7 m triple glazed curtain wall - larder - office - porcelain tiles, wool carpets and oak floors/doors etc. Smaller but very similar to Graces potential "finishing project".
Like I said in the first post smart design, application and budget control goes a long way. I answered Graces question as presented with detail, context and guidance as best I could considering I am almost finished a similar project.

Self managed build all trades are excellent - Please don't shoot the messenger.

Glengormanjay

sydthebeat wrote: »

ONE MILLION DOLLARS !!!!!!!!!!!!!


no seriously, 2011 regs built properly and finished... you wont have much change from €500,000

Hi Synthbeat
The house structure is built - Gracemorgan if I understand correctly is asking about finishing it - windows plumbing, electrics and finishes.

sydthebeat

Glengormanjay wrote: »

Hi Synthbeat
The house structure is built - Gracemorgan if I understand correctly is asking about finishing it - windows plumbing, electrics and finishes.

thanks, glengormanjay

ill admit i skimmed the OP and just focused on the few posts above mine..
disregard my post then

Glengormanjay

A GENT!

john_cappa

Glengormanjay wrote: »

Just finishing 3500 square feet build for 160k - demolition old property - Super Insulated block build - Mechanical ventilation - central vac - triple glazed - several unique architectural features - closets and walk-in wardrobes - 5 curved walls - liquid screeded floors - 2 internal glass walls frameless door - 1 external 7 m triple glazed curtain wall - larder - office - porcelain tiles, wool carpets and oak floors/doors etc. Smaller but very similar to Graces potential "finishing project".
Like I said in the first post smart design, application and budget control goes a long way. I answered Graces question as presented with detail, context and guidance as best I could considering I am almost finished a similar project.

Self managed build all trades are excellent - Please don't shoot the messenger.

Sounds too good to be true to be honest! 45 quid a square foot to completion!

I may PM for more info during my own build if that's ok.

kkelliher

john_cappa wrote: »

Sounds too good to be true to be honest! 45 quid a square foot to completion!

What is it they say about things that sound too good to be true?!!!!

How much free labour is in this
Does everything comply with regs
Is the tax man been paid
What is the actual list of items included in this
Etc
Etc
Etc

In my view you simply CANNOT build a 3500 fully finished for 160k or anything close to it.

Everyone is free to shoot the messenger when he brings the wrong message 😊

gracemorgan

afkasurfjunkie wrote: »

honestly for a house of that size I would say that if you have to ask how much it would cost to finish it then you cant afford it. it sounds unnecessarily massive. even maintaining it alone after completion will cost a bomb.

Hi, currently living in converted barn of 4400sq ft and because well finished and insulated etc. it is really very efficient regarding heating etc. Also, on an acre+ so site maintenance hardly going to be a challenge either!
Thank you for your advice but still consider to ask for guidance regarding cost to bring basic builder finish to completion together with finding out as much information on local tradesmen and suppliers as well as getting recommendations, a wise and advisable thing to do regardless of available funds. I, personally have no building or renovation experience and have been out of Ireland for a number of years so would not have a clue of costs or providers. Not being situated locally go be able to research project on site myself I would be much happier arranging a viewing for potential purchase knowing I was going to enter negotiations on a strong financial footing rather than take unnecessary chances. I am really impressed with all the information and feedback shared on this site - completely new to this as well as building projects!! Lol - thanks again to all giving advice and opinions

BryanF

would you consider inviting a quantity surveyor to visit the house with you? of course you'd be best to be armed with:

• the planning conditions and
• building reg requirement ( ie what year regs/ BER etc is required)
• all certs from chartered engineer for existing foundations/ walls roof etc
• any other relevant legal documents pertaining to the site etc

gracemorgan

BryanF wrote: »

would you consider inviting a quantity surveyor to visit the house with you? of course you'd be best to be armed with:

• the planning conditions and
• building reg requirement ( ie what year regs/ BER etc is required)
• all certs from chartered engineer for existing foundations/ walls roof etc
• any other relevant legal documents pertaining to the site etc

Hi, thanks, that would definitely be next step to organise- what I hoped to do initially was get rough guideline of what expected cost would be - if everyone came back with very high estimates then I would not bother as in UK and wanted to be as sure as possible that I could possibly achieve completion in terms of both completion challenge and reasonable budget as opposed to taking on a never ending money pit. Thanks again.

Glengormanjay

kkelliher wrote: »

What is it they say about things that sound too good to be true?!!!!

How much free labour is in this
Does everything comply with regs
Is the tax man been paid
What is the actual list of items included in this
Etc
Etc
Etc

In my view you simply CANNOT build a 3500 fully finished for 160k or anything close to it.

Everyone is free to shoot the messenger when he brings the wrong message 😊

I really hate to engage in the negative, so I will try to share again.

I am delivering my build for 160k!

Things that helped be do that are -
- A smart design relevant to space - function - material utilisation
- Well presented SIMPLE can be best
- 600 square foot was retained from the old house - I just had renovate, reroof and replace windows
- had advantage of services already on site, plus paths, walls, garage, etc
- smart use of traditional/common materials rather than the latest and greatest. (advice I got from Synthbeat and others on this forum)
- ensured that every element of the build added value and function to the subsequent elements e.g. engineered timber floor joists saved on block work but also allowed easy access for pipes and conduits (cost saving plumbing / electrian). Installed an AQUA box instead of separate tank and pump (cheaper and quieter)
- refusal to exceed budget on any element - expectation to beat budget ( this approach balances the budget over the whole build)
- three price approach
- refusal to walk away from any problem without finding the best/ most efficient solution
- I have done the small things/jobs that fall between trades
- Did airtight membranes myself - like pitching a big tent
- Only used trades that came recommended
- bought all bathroom ware as best deals were available over the last 2 years
- imported specialist elements from the countries that specialise in them - vent system from Germany, Stove from France, central vac from Canada
- honesty with build elements - highlighted certain parts rather than try to hide them in the fabric of the house.

To answer your questions above I have met regs in all areas and exceeded them on several elements. Engineer is very happy with the build. I ensured that all trades are insured and have tax clearance. I have to say that I am most impressed with the quality of the trades.

Overall I have found the process to be exhausting and at time of problems very stressful but its exceptionally rewarding and satisfying, I would love to do it again sometime (cheaper, better, smarter).LOL have told my 13 year old daughter that I will builder her house (now that would be a privilege!)

kkelliher

Glengormanjay wrote: »

I really hate to engage in the negative

Not been negative, been realistic as in the main alot of people who read these things take them as gospel. I spend everyday dealing with the mess that unrealistic costings causes and therefore i take these claims with caution.

You have confirmed that some of the structure was already in place which can account for a decent bit of cost.

I am glad that you are happy with the project and are enjoying the process and i do hope it all workd out as envisaged

fealeranger

Glengormanjay wrote: »

Just finishing 3500 square feet build for 160k - demolition old property - Super Insulated block build - Mechanical ventilation - central vac - triple glazed - several unique architectural features - closets and walk-in wardrobes - 5 curved walls - liquid screeded floors - 2 internal glass walls frameless door - 1 external 7 m triple glazed curtain wall - larder - office - porcelain tiles, wool carpets and oak floors/doors etc. Smaller but very similar to Graces potential "finishing project".
Like I said in the first post smart design, application and budget control goes a long way. I answered Graces question as presented with detail, context and guidance as best I could considering I am almost finished a similar project.

Self managed build all trades are excellent - Please don't shoot the messenger.

That is some going. I thought I done well in my build finished at €66.138per sq/ft for 3024sq/ft all compliant with current regs and standards according to my engineer. It can be done but i will say it is alot of effort and time but all worth it in the end. Well done:).

yop

fealeranger wrote: »

That is some going. I thought I done well in my build finished at €66.138per sq/ft for 3024sq/ft all compliant with current regs and standards according to my engineer. It can be done but i will say it is alot of effort and time but all worth it in the end. Well done:).

I built ours for 66 sq ft also back in 2005/06 so its achievable for sure. Self managed, direct labour and a good bit done myself.

Glengormanjay

Hi Yop
That was really good going seeing as it was top of the boom.
Seeing as you are in Mayo maybe you could help the lady out, by "PM"ing Grace with contacts for any finishing trades you recomend and I think she is also looking for a good engineer.

Cheers
Jay

kkelliher

yop wrote: »

so its achievable for sure

For the non builder orientated person the following bit is very important as so many people clasp onto the cost per ft2 without noting what it includes and does not.

yop wrote: »

a good bit done myself.

sinnerboy

yop wrote: »

and a good bit done myself.

yop

sinnerboy wrote: »

lol. ya bowlix!

sinnerboy

Sorry , I could not resist.