cost of an L-Shaped extension to a rectangular bungalow

lanos

cost of an L-Shaped extension to a rectangular bungalow
.
basically i am looking to extend a 28 foot section of my bungalow
into my back garden by 10 feet, yielding a 280 SQ Ft extension.
the bungalow has a hip roof with the pitch 14 foot (linear) from apex to gutter
so a 28 foot wide extension should be visually perfect.
sorry if i am not explaining it right as i don't have an engineering background.
the extension will effectively double the size of the 2 rear bedrooms and include walk-in wardrobes and ensuites in both rooms.
the link at the following link gives a rough idea of what is required.
.
http://www.homestyler.com/designprofile/e2fd4038-d584-4173-bb8e-e4ec39e9e374
.
i have heard that a guide price of 100 per Sq Ft is normal.
so my 280 Sq ft extension might cost 28,000 incl VAT
what should i get for this money
is all tiling and bathroom ware included
would i get the walk-in wardrobes joinery done
would it include 4 high enery rated windows and 4 rads
septic tank is quite close
i would assume 3 block courses high to subfloor is standard
is radon barrier required for a small(ish) extension
i appreciate any replies
BTW i am close to limerick city.

BryanF

Get an arch/ arch tech to spec the material finishes, details if construction, and review building regs of your proposal. Then get 3 or more builders to price. Alternatively employ a QS. These are the methods of pricing a build. Rule of thumb sqft rates range from 100/200€ Per Sqft. Depending on what's included and site specifics which no one her can comment on.

lanos

site is flat, no rock breaking required, easily accessible for a digger etc
obviously I would employ professionals to draw plans, etc and getting a few quotes goes without saying.
I can't see why I would need to employ the services of a quantity surveyer
surely that is the builders concern.
I'm not interested in knowing how much slates, blocks cement etc is required
.
my question was what might be included in a 28,000 (incl VAT) quotation for a basic 280 SQ foot bungalow extension.
sorry if I seem a bit irritated but your response sounded a bit dismissive/disinterested, and likely to shut down future discussion
.
there may be somebody here who might have something constructive to advise.
I still appreciate most replies

4Sticks

You probably won't like this advice either so.

You need a QS otherwise different builders will give you different quotes for different works - in their head - and you won't know why.

You might as well post on here "how much does a good car cost" of "how much does a good night out cost".

On the other hand of course the internet is large and lovely and someone is bound to post something you like sooner or later.

4Sticks

lanos wrote: »

my question was what might be included in a 28,000 (incl VAT) quotation for a basic 280 SQ foot bungalow extension.

The bare building no frills. No fancies , no triple glazing.

4Sticks

It is always quite possible to spend €25k doing horrendous damage to a €250k property. Professional input is always advisable

BryanF

lanos wrote: »

my question was what might be included in a 28,000 (incl VAT) quotation for a basic 280 SQ foot bungalow extension.

you made up that figure, why should we make up what's included in it?

lanos

BryanF wrote: »

you made up that figure, why should we make up what's included in it?

oh god

another dismissive response from Bryan, but no substance
incidentally what are your civil engineering / architectural qualifications

I'm beginning to feel the wrath of the boards.ie regulars

what is this poor Limerickman's next move ?

lanos

4Sticks wrote: »

You probably won't like this advice either so.

You need a QS otherwise different builders will give you different quotes for different works - in their head - and you won't know why.

You might as well post on here "how much does a good car cost" of "how much does a good night out cost".

On the other hand of course the internet is large and lovely and someone is bound to post something you like sooner or later.

your analogy is a bit flawed
I didn't ask how much does a good extension cost
I mentioned purpose
I mentioned exact size
I mentioned approx. specs
I mentioned site characteristics
I provided a link to a drawing showing layout (of 1 room, other is adjacent and similar size)

lanos

4Sticks wrote: »

The bare building no frills. No fancies , no triple glazing.

the best answer yet and that's not saying much
but I'm bored now
I have spent too long playing.
now I need to concentrate on planning my extension properly instead of wasting my Sunday on Boards

BryanF

lanos wrote: »

oh god

another dismissive response from Bryan, but no substance
incidentally what are your civil engineering / architectural qualifications

I'm beginning to feel the wrath of the boards.ie regulars

what is this poor Limerickman's next move ?

Apologies but it is not my intention to be dismissive. And if you can't accept the advice given, then it's not me who has the problem.
Of maybe a dozen similar extensions I've worked/consulted on in an architectural capacity over the last two years or so. I've never seen such a job come in at 100sqft inc vat..

martinn123

lanos wrote: »

I'm beginning to feel the wrath of the boards.ie regulars

what is this poor Limerickman's next move ?

To put the posts so far in context for you.
The advice hereabouts would be to have a set of drawings done up, or/and a Bill of Quantities, and used to get quotes for the SAME Extention from 3 builders.

Otherwise you will get

I'll do that for 20K
I'll do that for 28K
and
I'll do that for 38K

Whats the difference, who knows as we have no reference point, i.e a concise set of plans that lists all the items and everyone is quoting like for like.

The figure of 100 sq ft, is ok for an initial stab at a price, but that will include the bare building works, don't be expecting walk in wardrobes, or expensive bathroom fittings, or Triple Glazing

This forum will be more useful to you if you get some quotes, and post the figures here, the lads then will be able to tell you which is good value, which is not, depending on whats included in the quotes.

bbarf

In Carlow 55-65 euros per sq ft. I asked a friend of mine who is well informed.

DOCARCH

bbarf wrote: »

In Carlow 55-65 euros per sq ft.

For what? What's included in that?

Form experience, extensions can range from E 100/sq.ft. to E 400/sq.ft...the devil is in the detail.

4Sticks

bbarf wrote: »

In Carlow 55-65 euros per sq ft. I asked a friend of mine who is well informed.

Like I said OP - a certainty with the internet is wait long enough and you'l get an answer you like.

wirehairmax

bbarf wrote: »

In Carlow 55-65 euros per sq ft. I asked a friend of mine who is well informed.

There must be a lot of broke builders in Carlow. You'd hardly buy the materials for that.

wirehairmax

wirehairmax wrote: »

There must be a lot of broke builders in Carlow. You'd hardly buy the materials for that.

I didn't say broke?

DOCARCH

wirehairmax wrote: »

I didn't say broke?

Well...there was no need to add insult to injury...that's all.

Handsandtools

100euro/sq.ft. : 2 windows max, 1-2rads, no furniture. Insulated up to today's requirements, air tight etc.
I will say not less than 30 000 for that project. But still You better get architect to help You with spec.

Handsandtools

bbarf wrote: »

In Carlow 55-65 euros per sq ft. I asked a friend of mine who is well informed.

It's extension to the house with bathroom etc., not shed.
Just to get it built a box it will cost You that.

lanos

Thanks for the replies

i have not ruled out direct labour

its a fairly basic structure, how hard can it be.
from what I can see, relocate the soak pit, get the foundation right,
and away we go.
a few foreign workers, a whip and down to business.

4Sticks

Yipeekayay

BryanF

How hard can it be..

Poster please comeback and tell us how your build goes.

martinn123

lanos wrote: »

Thanks for the replies

i have not ruled out direct labour

its a fairly basic structure, how hard can it be.
from what I can see, relocate the soak pit, get the foundation right,
and away we go.
a few foreign workers, a whip and down to business.

Yea, them foreign lads give a great Warranty.

Also they are well up on dem Building Reg's..........

Polish/Lithuanian/Romanian Reg's are well fit for our Builds.

BryanF

we'll leave it there, thread closed

(OP please PM me if you want it re-opened and we'll look at the merits of that )