Looking for cost of building a house in 2015

Doorcase

Depend on location, as with most things. In donegal here and doing self build. 5K for designing, plannning and mortgage drawdowns

BryanF

newballsplease wrote: »

Anyone have an idea about architects fees?

Subjective and job specific: based on your requirements and regulatory obligations

Get 3 quotes

ironmonkey

Water John wrote: »

Sheff, as I said its your personal choice having weighted up all your options and needs. Best of luck with it.
Insulate well and seal well to keep down running costs. we are learning that late in this country.
Wish I could have a second go at building my 26 year old house.

Like what John? PM me if you like - we are just starting the process and would love to avoid making errors as we go along. Cheers P

Calahonda52

ironmonkey wrote: »

Like what John? PM me if you like - we are just starting the process and would love to avoid making errors as we go along. Cheers P

What stage are you actually at?

Some reading material
The first link is for details, second for Irish pricing
https://www.amazon.co.uk/Construction-Technology-Designing-Sustainable-Homes/dp/0717148343/ref=sr_1_fkmr1_1?ie=UTF8&qid=1463079029&sr=8-1-fkmr1&keywords=construction+technology-+trevor+hockey

https://schoolbooks365.ie/index.php?_route_=construction_technology_hickey

This LC text book is excellent on addressing the why, which is what WJ is more than lightly alluding to

The second is free
https://www.nsai.ie/S-R-54-2014-Code-of-Practice.aspx

ironmonkey

We are going through the change of planning process now and if that is successful we will look at the existing plan and potentially seek amendments then it will be on to selecting a builder. While we have done a fair but if reading and know many of the details I would prefer to benefit from other people's experience rather than make the same mistakes again.

motley

I am looking for some advice and general idea of costs. I am looking at a old 1940's built 4 bed 2-storey semi in a town. The house needs a number of things to be done with it and I just want to get an idea if its worth it or not? Main issues are that it has concrete walls, single-glaze windows, no rads, just range with back boiler for water, old wiring, fireplace in every bedroom and an old flat roof extension with some of the ceiling in the bedroom rotting.

Would anyone have an idea of cost of complete plumbing, installing rads etc, complete re-wiring, new windows & doors, new kitchen and range, dry-lining whole house.

I'd be tempted but it sounds like a lot of work. House is approx 1,000 sq.ft.

893bet

motley wrote: »

I am looking for some advice and general idea of costs. I am looking at a old 1940's built 4 bed 2-storey semi in a town. The house needs a number of things to be done with it and I just want to get an idea if its worth it or not? Main issues are that it has concrete walls, single-glaze windows, no rads, just range with back boiler for water, old wiring, fireplace in every bedroom and an old flat roof extension with some of the ceiling in the bedroom rotting.

Would anyone have an idea of cost of complete plumbing, installing rads etc, complete re-wiring, new windows & doors, new kitchen and range, dry-lining whole house.

I'd be tempted but it sounds like a lot of work. House is approx 1,000 sq.ft.

So basically the house needs gutting......!

You will have zero change from 75K I would say.

motley

893bet wrote: »

So basically the house needs gutting......!

You will have zero change from 75K I would say.

Thanks for that. I would have guessed around that figure. I imagine that internal insulation might be a better option that external as its a semi-d? Would prefer external though as the rooms are not the biggest.

BryanF

motley wrote: »

Thanks for that. I would have guessed around that figure. I imagine that internal insulation might be a better option that external as its a semi-d? Would prefer external though as the rooms are not the biggest.

Exact opposite - external is better in 9/10 cases

- just use the search function and read back through some old threads

bemak

BryanF wrote: »

Exact opposite - external is better in 9/10 cases

- just use the search function and read back through some old threads

ya external is better - but you might need planning permission depending on your situation.

If you do apply insulation externally - it's a good idea to move the windows out to the new line of insulation as it mitigates the cold bridge on the reveal/return. Some people try to apply a thin layer of insulation here but it's not really effective plus it makes your windows weird as it encroaches on the frame.

biggerfamily

HI All,

Just been granted Full Planning permission for a rural dwelling (Westmeath) approx 2800 sqf and looking for some builder quotes. anyone know any builders in westmeath that I could contact?

thanks

J

chief80

biggerfamily wrote: »

HI All,

Just been granted Full Planning permission for a rural dwelling (Westmeath) approx 2800 sqf and looking for some builder quotes. anyone know any builders in westmeath that I could contact?

thanks

J

What part of Westmeath are u in ?

voodoochile

Hi all,

Much like biggerfamily above, I'm looking for builders to quote me on a new build.

I'm in Slane in Co. Meath, so (Meath / Louth / Dublin / Westmeath) contractors should be with easy driving distance.

If anyone has the contact details of builders that they have dealt with, I'd be grateful if you could PM me.

Thanks.

BryanF

please post here, http://www.boards.ie/vbulletin/showthread.php?t=2056682402

keep the thread for discussing the pricing aspect only. For anything else please start a new thread.

neil_hosey

Hello

Was wondering what people thought of a self build on an acre for the following would cost

1.2700 sqft bungalow with converted attic.
2. 300 sqft shed
3. Entrance and driveway
4. House finished to high enough spec with air to water and underfloor heating.
5. Built in country in south Kildare near Carlow.

Thanks
Neil

air

Finger in the air obviously but 450-500k.
How long is the driveway, how much of the site are you going to landscape, what spec is the shed going to be built with etc.
A bungalow is going to be more expensive to meet building regs with as the volume to area ratio is significantly worse than a two story - twice the floor and roof insulation.

neil_hosey

Wow. Well that is alot more than I expected. That's working out at almost 200 euro a square foot?

neil_hosey

neil_hosey wrote: »

Wow. Well that is alot more than I expected. That's working out at almost 200 euro a square foot?

The drive is maybe 70 yards, and the shed is just a standard brick and tiled one storey shed.

Is it really that expensive?

fits

Easily. If you want to do it cheaper you have to be clever about it. Do you really need 2700 sq ft?

893bet

neil_hosey wrote: »

Hello

Was wondering what people thought of a self build on an acre for the following would cost

1.2700 sqft bungalow with converted attic.
2. 300 sqft shed
3. Entrance and driveway
4. House finished to high enough spec with air to water and underfloor heating.
5. Built in country in south Kildare near Carlow.

Thanks
Neil

Does the 2700 include the converted attic as part of the 2700?

air

Pricer per square foot if irrelevant if you're talking about a one off house with significant ancillary developments such as a 70 yard driveway, sheds, unquantified landscaping etc.
RIAI's latest build cost estimate is €1500 to €1700 per square metre for one off houses.
The extent of your driveway makes me think your house would be at the upper end of that scale which is bang on what I estimated as it happens.
Have you looked into costs for mains water connection, sewage treatment and development contributions?
You could easily soak up 100k between those, professional fees & your shed and driveway/entrance before you even make a start on the house.

Doorcase

Would would build two houses 2700 sq foot for that price. Dont know where some of these massive prices come out off!

neil_hosey

air wrote: »

Pricer per square foot if irrelevant if you're talking about a one off house with significant ancillary developments such as a 70 yard driveway, sheds, unquantified landscaping etc.
RIAI's latest build cost estimate is €1500 to €1700 per square metre for one off houses.
The extent of your driveway makes me think your house would be at the upper end of that scale which is bang on what I estimated as it happens.
Have you looked into costs for mains water connection, sewage treatment and development contributions?
You could easily soak up 100k between those, professional fees & your shed and driveway/entrance before you even make a start on the house.

Hi,

Apologies I checked the drive. It is approx 25 to 30 yards.

It sounds big but I do need the space for various reasons. Also very little landscaping needed.

We will be boring a well rather than a mains connection. My sister recently got a well and septic tank completed for approx 20000 all in and thst wasn't the cheapest quote.

definitely interested in hearing more on this, I can provide any information necessary.

Thanks

Neil

neil_hosey

Here is an estimate I got from surveyor. This may not paste very well but the right most price is including vat.

Some of these are lower thst the actual cost like the heating part but I didn't think it could go as high 500k

Be interested in opinions

WORK DESCRIPTION Price ExVat Vat (13.5%) Total Price
Building Substructures
Foundations and Rising Walls Item 8,359.16 1,128.49 €9,487.65
Ground Floor Slab Item             6,021.97 812.97 €6,834.94

Building Structure
External & Internal Walling Item 24,928.96 3,365.41 €28,294.37
First Floor Item 5,875.38 793.18 €6,668.56
First Floor Partitions Item 2,191.64 295.87 €2,487.51
Roof Structure and Finishes Item 31,932.13 4,310.84 €36,242.97
External Doors and Windows Item 20,296.32 2,740.00 €23,036.32

Building Finishes
Internal Joinery Item 10,815.56 1,460.10 €12,275.66
External Plaster Work Item 6,954.57 938.87 €7,893.44
Internal Plaster Work Item 19,818.68 2,675.52 €22,494.20
Building Services
Rainwater Installation Item 828.96 111.91 €940.87
Heating Installation Item 11,052.96 1,492.15 €12,545.11
Mechanical Ventillation Item 5,591.91 754.91 €6,346.82
Plumbing Installation Item 7,635.01 1,030.73 €8,665.74
Supply of Sanitary Fittings Allowance 3,699.00 499.37 €4,198.37
Electrical Installation Item 7,802.50 1,053.34 €8,855.84

Building Decoration
Painting to Doors and Internal Joinery Item 1,655.37 223.47 €1,878.84
Painting to Internally to Walls and/or Ceilings Item 3,450.72 465.85 €3,916.57
Painting to External Plaster Work Item 0.00

Building Fit out
Fire Surrounds Allowance 1,321.59 178.41 €1,500.00
Fitted Wardrobes Allowance 704.85 95.15 €800.00
Kitchen and Utility Fittings Allowance 8,810.57 1,189.43 €10,000.00
Wall and Floor Tiling Allowance 7,048.46 951.54 €8,000.00


Attic Conversion
Minimal Conversion Item
Full Conversion Item

Site Preparation
Temporary Entrance, Site Strip and Temporary HardstandingsItem 1,698.76 229.33 €1,928.09

Site Boundaries
Gates and Entrance Walls Allowance 2,643.17 356.83 €3,000.00
Boundary Walling and Fencing Allowance 1,762.11 237.88 €1,999.99

Paths and Pavings
Concrete Path To Building 2,110.68 284.94 €2,395.62
Tarmac Driveway 20m long and Carpark area for 2 Cars 3,527.20 476.17 €4,003.37

Building Services Piped and Ducted
Surface Water Drainage Item 1,560.03 210.60 €1,770.63
Foul Water Drainage Item 13,990.02 1,888.65 €15,878.67
Rising Water Mains Item 386.10 52.12 €438.22
Bored Well Allowance 4,500.00 607.50 €5,107.50
0.00
Building Services (Mainly Electrical) 0.00
Cable Ducting Item 733.02 98.96 €831.98
0.00
Landscaping 0.00
Landscaping and Grassing Allowance 1,762.11 237.88 €1,999.99
0.00
Sub - Total 231,469.47 31,248.38 €262,717.85

Overheads and Insurances 10.00% 23,146.95 3,124.84 €26,271.78
Contingency
Price ExVat Vat (13.5%) Total Price
Total Cost Planning 254,616.42 34,373.22 €288,989.63
Contingency 15% 38,192.46 5,155.98 €43,348.44
Worst Case Cost 292,808.88 39,529.20 €332,338.08

fits

It seems like 1500/ sq metre is a reasonable budget to aim for. So many factors to consider though including site preparation, labour costs, sterling exchange rate (hopefully will be favourable).

We have tried to minimise costs by minimising no. of bathrooms, keeping features fairly standard etc.


Do you have a design and full planning already?

neil_hosey

fits wrote: »

It seems like 1500/ sq metre is a reasonable budget to aim for. So many factors to consider though including site preparation, labour costs, sterling exchange rate (hopefully will be favourable).

We have tried to minimise costs by minimising no. of bathrooms, keeping features fairly standard etc.


Do you have a design and full planning already?

Still surprised with 1500 sqmt . We have had family members build in the last few years at quite a bit less so it is a bit of a suprise.

Yeah true we have removed a shower and a bathroom already as we really didn't need them.

We have a basic design and are ready to pull the trigger on full plans assuming we can afford the build which I'm trying to suss out at the moment by finding a builder.

fits

I don't think a builder will be able to tell you much from a basic design. It's a bit of a chicken and egg situation though.

neil_hosey

fits wrote: »

I don't think a builder will be able to tell you much from a basic design. It's a bit of a chicken and egg situation though.

Yeah I think youre right unfortunately. I was hoping to get an average of a bungalow/dormer though. And I think that's what I got which appears to be around 1500-1700 a sqmt. Which i feel is outside my budget for that house.

fits

2700 sq feet really is very big. Maybe if you engage an architect you could get a more functional space from a smaller area. Also, consider if two storey would be a goer.

neil_hosey

fits wrote: »

2700 sq feet really is very big. Maybe if you engage an architect you could get a more functional space from a smaller area. Also, consider if two storey would be a goer.

Well it's really a dormer that looks like a bungalow from the front. There's about 150sqmt downstairs and 100sqmt upstairs. I need this size unfortunately for a number of reasons, including a decent sized office as I work from home and aging parents who spend a significant amount of time with us.

The reason I have to keep it low is planning. The area is all bungalows. I have no way around this other than a dormer with a bungalow look from the front.