Looking for cost of building a house in 2015

893bet

5k wouldn't cover the materials for the roof alone on a 40 m2 sunroom.

Gumbo

gcomer123 wrote: »

Hi all - rough cost to build the following? Assume planning already in place:
- build on corner of existing house in side-garden
- 2 storey, 65sq m (Mews type house)

My current assumption is:
65 x €120 per sq m = 78k
+ 12k of other fees = 90k total

Would I be far off?

Thanks
G

Will it be a separate house or an extension to the existing house?

blue star wrote: »

We built a 40 sqm sunroom for 5000. Family rates!! Just shows how going down self build really pays off. Wicklow area!

Forgive me if I speak out of turn when I say no way!
Even if you got 100% of the labour for free, there's no way the materials for a 40 Sq. M Sun room can com in under 5k.

• Excavation
• Hardcore/Fill
• Concrete slab
• Insulation
• DPM
• reinforcement
• foundations
• rising walls
• the sun room structure (assuming everything from ground level up is a conservatory type structure)

blue star

Alot of materials were left over from different projects and majority of labour was free!

hexosan

blue star wrote: »

Alot of materials were left over from different projects and majority of labour was free!

So basically irrelevant to the OP

g1983d

Just getting to the finishing stages of our build

2600 sq ft house
Ballytherm cavity insulation
Ballytherm 50mm insulated plasterboard
Ballytherm insulation between joistes
Air tightness tape on Windows and doors
Air to water heating with UFH
Triple glazed Munster Joinery Alu clad windows
Bangor blue roof slate
Rain water harvesting
Septic tank and percolation area
All engineers fees etc...
Nest thermostats
Stove in sitting room
All floors are tiles or 12mm laminate
Kitchen and appliances
All furniture
4 stables and feed/tack room
15 meter by 12 meter turn out arena

€155k spent
€15k to finish

Did as much as possible my self - foundation, flooring, air tightness, cabling that did not require certification (tvs, cat6)

Spent about €20k on the site before beginning for clearing, fencing, legal fees

Main advice would be to shop around and never take first price for anything.
Also save as much as possible during build and spend on finishes depending on budget.

Link to some pictures here
https://www.dropbox.com/sh/oxxfr8knooowi03/AAAUj0HcvYexIS0dg5Wi8gpia?dl=0

g1983d

As an aside, I was lucky enough to start before the new regs came in.
They add a fair bit to overall cost.
I have read lately that from September 1st they regs will be optional for a self build

fits

Had meeting with architect today and she is telling me to expect costs of 2000/ sq m. Building costs have risen steeply.

g1983d

fits wrote: »

Had meeting with architect today and she is telling me to expect costs of 2000/ sq m. Building costs have risen steeply.

That would make the build cost of my house around €482,000

No way I could afford that

blue star

g1983d wrote: »

Just getting to the finishing stages of our build

2600 sq ft house
Ballytherm cavity insulation
Ballytherm 50mm insulated plasterboard
Ballytherm insulation between joistes
Air tightness tape on Windows and doors
Air to water heating with UFH
Triple glazed Munster Joinery Alu clad windows
Bangor blue roof slate
Rain water harvesting
Septic tank and percolation area
All engineers fees etc...
Nest thermostats
Stove in sitting room
All floors are tiles or 12mm laminate
Kitchen and appliances
All furniture
4 stables and feed/tack room
15 meter by 12 meter turn out arena

€155k spent
€15k to finish

Did as much as possible my self - foundation, flooring, air tightness, cabling that did not require certification (tvs, cat6)

Spent about €20k on the site before beginning for clearing, fencing, legal fees

Main advice would be to shop around and never take first price for anything.
Also save as much as possible during build and spend on finishes depending on budget.

Link to some pictures here
https://www.dropbox.com/sh/oxxfr8knooowi03/AAAUj0HcvYexIS0dg5Wi8gpia?dl=0

Brilliant information. Great pics..! Starting my 1800 sq ft house next month
Great to great value for money and that you wernt ripped off.

Tiredout

fits wrote: »

Had meeting with architect today and she is telling me to expect costs of 2000/ sq m. Building costs have risen steeply.

I've been monitoring this tread for some time. Suggested pricing seems a bit expensive. Currently doing build under new regs. Detailed tendering process resulted in price of just over 1000sq/m. A3 rating. Includes finish to 5 rooms in house including 2 bathrooms. Fees not included but total cost of fees 15k. Kitchen not included as family member will be making. South east region.

Tefral

fits wrote: »

Had meeting with architect today and she is telling me to expect costs of 2000/ sq m. Building costs have risen steeply.

Where is this based?

I haven't seen anything near those levels and there's 5-6 houses a week being measured in our place.

Unless they include fit-out costs but seeing as you mention bulding costs i am assuming this is to builders finish.

fits

South east also. I am new to process so dont understand the various terms and finishes yet.

JonathonS

893bet wrote: »

Planning costs/site transfer/insurance/council payment/engineer 10K
Foundations 16.5K
Block work 13K
Roof 14K
Windows 12K (trible glaze, 0.8 window. Cost price as family member owns a window company. Should have been 16-17K)
Poujoulate chimney system 8K
Plastering 10K
HRV 5.5K
Plumbing first 2.5K
Electrical first 3K
Airtighness material 2K
Insulation 3.5K
Misc 3K

Your posts on costings are very useful, thanks.
What is your total estimate of what it will cost to buy and install your HRV system? Please include a brief description of the system.

dean1986

Cavanjack wrote: »

Yes I would imagine it is realistic. I am at builders finish stage on a 3k sq/ft house. I hope to be in it for €220k. This includes landscaping, kitchen and fully fitted out inside, Underfloor heating through out ran by an air to water heat pump and also heat recovery installed. I know a few in the trades but nobody worked for nothing. No mates rates!
The work I have done and will do would not add up to 2 or 3 thousand if I were to pay someone to do the same work.
The house is built to current regs but I started before the new regs came into effect so not sure of the extra costs associated with them. The house could be finished a lot cheaper by fitting a cheaper kitchen, buying cheaper doors and flooring, using man made slates on the roof and using cheaper tradesmen but wouldn't recommend the latter.
Get loads of prices and get quality tradesmen. Best of luck.

Cavanjack..thats serious going the fact you have underfloor and heatpump! Fair play! I am starting a 3,000 sq ft next month and hope to build for 250k, would you mind going into a bit more detail of the cost throughout? would really appreciate it!

Converse86

Anyone give me a ball park figure on building a 2800-3000sq ft hours in Kilkenny ?!!

BryanF

Converse86 wrote: »

Anyone give me a ball park figure on building a 2800-3000sq ft hours in Kilkenny ?!!

350 - 450k

sheff the ref

Difficult to quantify.

How level is the site? Will it involve a lot of digging. You can only determine how much concrete, steel etc. you need for foundations until you dig to the bottom of the foundation and the engineer has a look at it. That can add significant cost.

For instance, a level site with perfect soil down to the base of the foundation is far less expensive to prepare than an elevated site which may have even slight pooling of water at the base of the foundation.

An Engineer can decide when dug, that 12" of concrete is not enough in foundations and may opt for 16". That means that for every 3 loads of readymix, you would need four instead

Once the foundations are in place though, and the site and ground works are prepared and complete it is fair to say that provided everything has been done to standard, that there will be very few other surprise costs.

Converse86 wrote: »

Anyone give me a ball park figure on building a 2800-3000sq ft hours in Kilkenny ?!!

sheff the ref

Sounds excessive, but depends on the spec

BryanF wrote: »

350 - 450k

Tiredout

Converse86 wrote: »

Anyone give me a ball park figure on building a 2800-3000sq ft hours in Kilkenny ?!!

I'm also in south east. Detailed tender resulted in just over 100 sq ft. This excludes design fees, planning fee, council contribution, solicitors fee, esb connection and a. Assessor. To builders finish. But does include labour for tiling and painting in a few rooms. Also already had our own site. A3 rating and complex roof.

Wegian

Cavanjack wrote: »

Yes I would imagine it is realistic. I am at builders finish stage on a 3k sq/ft house. I hope to be in it for €220k. This includes landscaping, kitchen and fully fitted out inside, Underfloor heating through out ran by an air to water heat pump and also heat recovery installed. I know a few in the trades but nobody worked for nothing. No mates rates!
The work I have done and will do would not add up to 2 or 3 thousand if I were to pay someone to do the same work.
The house is built to current regs but I started before the new regs came into effect so not sure of the extra costs associated with them. The house could be finished a lot cheaper by fitting a cheaper kitchen, buying cheaper doors and flooring, using man made slates on the roof and using cheaper tradesmen but wouldn't recommend the latter.
Get loads of prices and get quality tradesmen. Best of luck.

Hi Jack,
I would also be very interested in your breakdown here as we are about to embark on a very similar endeavour, circa 2.8K sqft with air to water and UFH

CBRadio

Hi
Looking for advice. Have potentially a site in Co. Limerick available to us to build. We're trying to decide whether we stay in the city or move out to the country. One of the considerations is cost to build. We will be able to source a mortgage of around €200k. My question is would we be able to build a 4 bedroom house for that amount, start to finish. We don't want anything huge, probably around 1500 sq ft, not looking for very high end finish either so willing to compromise on kitchen/bathrooms/fittings etc.
Another consideration is that there is an existing house on the site built probably in 1920's. It's been vacant for about 25 years so in disrepair but generally are you better off knocking it and starting from scratch or using part of the structure. We've had a look at the county Limerick guidelines for renovating an existing structure and it seems to be fairly restrictive but would be happy to keep some of it unless it significantly increased costs.
Any general comment or advice on either question would be greatly appreciated.
Thanks,

Trammo

Hello, I am at roof level of a 2800 sq. foot two storey new build.
Fixed price contract – excludes kitchen, painting and sanitary ware.
I am interested to hear your opinions on my budget for the finishes and whether I can expect low or medium/high end finishes for what I am budgeting. (all amounts in euro)

Sanitary ware (just material) –
Main bathroom: 3000
Master Ensuite: 1000
Ensuite 2: 1000
Downstairs wetroom: 1000
Kitchen units, sinks and taps: 20000
Cooker, fridge and dishwasher: 5000
Tiles (kitchen floors and bathrooms): 10000
Paint and painting (interior): 5000
Timber flooring (sitting rooms and hall): 5000
Carpets (stairs, landing and two bedrooms): 2000
Solid fuel heating stoves x2: 2500
Light Fittings: 2000

Thanks.

bazza1915

hi
i am completely new to building a house,so apologies for any silly questions!

i have a site in co wexford just under 1 acre with full planning granted for 1800 sq ft.this planning was granted in 2008 but i got it extended,so this is not a problem.the planning/drawings are done in such a way that my architect said the house also be a dormer.i am now considering building a dormer.the external plans would have very little change but obviously the internal 2nd storey drawings would have to be created.i estimate by doinf the 2nd storey dormer,there would be a further 600 sq ft added to house size,bringing it up to 2400 sq ft approx.is there a difference in pricing for example between 2400 sq ft dormer and 2400 sq ft two storey? i understand the difference prices depending on type of finish.

my planning was granted in 2008 but extended,if i was to build now,would i be under old regulations or current regulations?

any ideas in how to build 1800 sq ft bung? and if i was to go with dormer 2400 sq ft,how much approx?
my site is very level and easy accessible.i would also be going with contractor rather than direct labour.
thanks.

Gumbo

bazza1915 wrote: »

hi
i am completely new to building a house,so apologies for any silly questions!

i have a site in co wexford just under 1 acre with full planning granted for 1800 sq ft.this planning was granted in 2008 but i got it extended,so this is not a problem.the planning/drawings are done in such a way that my architect said the house also be a dormer.i am now considering building a dormer.the external plans would have very little change but obviously the internal 2nd storey drawings would have to be created.i estimate by doinf the 2nd storey dormer,there would be a further 600 sq ft added to house size,bringing it up to 2400 sq ft approx.is there a difference in pricing for example between 2400 sq ft dormer and 2400 sq ft two storey? i understand the difference prices depending on type of finish.

my planning was granted in 2008 but extended,if i was to build now,would i be under old regulations or current regulations?

any ideas in how to build 1800 sq ft bung? and if i was to go with dormer 2400 sq ft,how much approx?
my site is very level and easy accessible.i would also be going with contractor rather than direct labour.
thanks.

Planning granted in 2008.
Expires in 2013.
Extension for one year till 2014'

Are you 100% you have an active planning grant?
In Dublin the extensions are for one year only I believe.

Anyway, irrespective, you are under the new Building Regulation and Building Control Act. Although, that could change soon enough, when are you planning to commence?

bazza1915

my planning was extended until late 2018,just checked it again to make sure.thinking of commencing early 2016 all going well.

hexosan

Have you planing for a two story or a dormer

Angry bird

From next month the building regulations will remove the mandatory requirement for statutory certificates of compliance in respect of a new dwelling on a single unit development or a domestic extension. This will reduce prices for those one offs and extensions.

Gumbo

Angry bird wrote: »

From next month the building regulations will remove the mandatory requirement for statutory certificates of compliance in respect of a new dwelling on a single unit development or a domestic extension. This will reduce prices for those one offs and extensions.

Still no legislation enacted for it as of yet.

jfh

anyone care to hazard a guess at building a 170 square metre two storey in clare?
is 1200 euro a square metre a fair guide to finish?

Tiredout

Angry bird wrote: »

From next month the building regulations will remove the mandatory requirement for statutory certificates of compliance in respect of a new dwelling on a single unit development or a domestic extension. This will reduce prices for those one offs and extensions.

Something tells me the banks will insist on these certificates of compliance for mortgages even if not in law from next month

Trammo

Trammo wrote: »

Hello, I am at roof level of a 2800 sq. foot two storey new build.
Fixed price contract – excludes kitchen, painting and sanitary ware.
I am interested to hear your opinions on my budget for the finishes and whether I can expect low or medium/high end finishes for what I am budgeting. (all amounts in euro)

Sanitary ware (just material) –
Main bathroom: 3000
Master Ensuite: 1000
Ensuite 2: 1000
Downstairs wetroom: 1000
Kitchen units, sinks and taps: 20000
Cooker, fridge and dishwasher: 5000
Tiles (kitchen floors and bathrooms): 10000
Paint and painting (interior): 5000
Timber flooring (sitting rooms and hall): 5000
Carpets (stairs, landing and two bedrooms): 2000
Solid fuel heating stoves x2: 2500
Light Fittings: 2000

Thanks.

Any thoughts guys?

delfagio

Trammo wrote:

Any thoughts guys?

Hi Trammo,

I'd say your figures are fairly good there and you should get a pretty high end finish.

We are currently self building ourselves and here is some things I can comment on.

Our house is 2,500sq ft and for interior painting we are getting quotes for all around 3000-3200euro for painting including paint

Our stove is about 2000euro just for the stove including the central air intake. About another 700-1000 Euro for the twin wall flue and fittings etc to be added on.

Our kitchen and appliances will be coming in about 15k for utility also. It's pretty large kitchen with good amount of units and 2.5m island with draws

For 6 up/down lighters for outside walls, two fancy porch wall lights, 4 contemporary looking outdoor wall lights for rear of house, fancy remote control Led colour changing lights in our bedroom, 4 bathroom lights and chandiler in dining room it's coming in 1400euro

Bathroom fittings you can go mad on Taps showers, lights mirrors etc but you do seem to have good bit there for it.

We have a walk in shower and tiles alone for it will be quite expensive so just price around and see what you like and check your budget I suppose.

Hope this is of some help

Trammo

delfagio wrote: »

Hi Trammo,

I'd say your figures are fairly good there and you should get a pretty high end finish.

We are currently self building ourselves and here is some things I can comment on.

Our house is 2,500sq ft and for interior painting we are getting quotes for all around 3000-3200euro for painting including paint

Our stove is about 2000euro just for the stove including the central air intake. About another 700-1000 Euro for the twin wall flue and fittings etc to be added on.

Our kitchen and appliances will be coming in about 15k for utility also. It's pretty large kitchen with good amount of units and 2.5m island with draws

For 6 up/down lighters for outside walls, two fancy porch wall lights, 4 contemporary looking outdoor wall lights for rear of house, fancy remote control Led colour changing lights in our bedroom, 4 bathroom lights and chandiler in dining room it's coming in 1400euro

Bathroom fittings you can go mad on Taps showers, lights mirrors etc but you do seem to have good bit there for it.

We have a walk in shower and tiles alone for it will be quite expensive so just price around and see what you like and check your budget I suppose.

Hope this is of some help

Thanks very much delfagio, best of luck with your build.

baby builder

delfagio wrote: »

For 6 up/down lighters for outside walls, two fancy porch wall lights, 4 contemporary looking outdoor wall lights for rear of house, fancy remote control Led colour changing lights in our bedroom, 4 bathroom lights and chandiler in dining room it's coming in at 1400 euro

Hope this is of some help

That sounds like a great price for all that Delfagio - can I be cheeky and ask where you're getting your lights from?

adrianm1234

Tiredout wrote: »

Something tells me the banks will insist on these certificates of compliance for mortgages even if not in law from next month

they dont seem to require certs and reverting to old regs engineer signing off was in last week re new build ourselves

adrianm1234

Tiredout wrote: »

Something tells me the banks will insist on these certificates of compliance for mortgages even if not in law from next month

They dont seem to require certs and are reverting to old regs engineer signing off as a requirement. Was in last week re new build ourselves

Gumbo

adrianm1234 wrote: »

They dont seem to require certs and are reverting to old regs engineer signing off as a requirement. Was in last week re new build ourselves

The old regs required certificates for every stage payments. We as consulting engineers had to send them directly to the banks involved.

adrianm1234

kceire wrote: »

The old regs required certificates for every stage payments. We as consulting engineers had to send them directly to the banks involved.

Yes but not to the same extent as current regs i thought. Current regs seem to be crazy for all. A Carpenter i met in a hardware shop was saying he needed all batch numbers for every thing down to boxes of screws used on house.Bank didnt seem concerned re opting out of regs in Sep as long as old regs were followed , achieved and signed off on. Hope this is still the case when i go back with all the paperwork.

petesy38

Any update on the changes coming into force tomorrow, rang my local BCO re Commencement notice and they couldnt tell me if there was going to be a new one for the non assigned route

sydthebeat

petesy38 wrote: »

Any update on the changes coming into force tomorrow, rang my local BCO re Commencement notice and they couldnt tell me if there was going to be a new one for the non assigned route

nope

good old ireland eh

galwaytt

sydthebeat wrote: »

nope

good old ireland eh

...ah sure the day isn't over at all yet :P

Gumbo

adrianm1234 wrote: »

Yes but not to the same extent as current regs i thought. Current regs seem to be crazy for all. A Carpenter i met in a hardware shop was saying he needed all batch numbers for every thing down to boxes of screws used on house.Bank didnt seem concerned re opting out of regs in Sep as long as old regs were followed , achieved and signed off on. Hope this is still the case when i go back with all the paperwork.

That carpenter will still need that certificate to comply with Part D of the Building Regulations and also to comply with the Construction Product Reguations.

I personally know a BCO who asks if the screws/nails used to erect floor joists and roof rafters have been CE marked and for for purpose.

Gerryfaulmore

Hi I'm just starting my 3000sqf house and from start to finished that's furniture in and living I am goin to build it for 120,000 I'm goin to block lay it myself and friends are goin to help me build it. What do ye think can I do it for 120,00 in mayo

893bet

Gerryfaulmore wrote: »

Hi I'm just starting my 3000sqf house and from start to finished that's furniture in and living I am goin to build it for 120,000 I'm goin to block lay it myself and friends are goin to help me build it. What do ye think can I do it for 120,00 in mayo

No chance I would say good luck! The 120k will be gone before you blink.

Gerryfaulmore

893bet wrote: »

No chance I would say good luck! The 120k will be gone before you blink.

Well my friend next door has done it for 110,000 and we are using same friends all tradesmen don't no where people are getting quote for 350 k and above i will be doin all labour myself that's blocks roof and help on plaster just to keep labour cost to minumium

893bet

Best of luck. Make sure you get an engineer to design and certify roof etc or the house will be worth nothing!

A house is probably 70% material cost from what I can see so don't overestimate what you can save through cheap labour. No such thing as a free lunch.

I have 100+ spent direct labour and no where near finished second fix. 75 to go conservatively, most likely 90. 2200 sq feet.

sydthebeat

Gerryfaulmore wrote: »

Hi I'm just starting my 3000sqf house and from start to finished that's furniture in and living I am goin to build it for 120,000 I'm goin to block lay it myself and friends are goin to help me build it. What do ye think can I do it for 120,00 in mayo

3000 sq ft fully furnished for €40 per sq ft??

even if every bit of labour is free, it cannot be done and be in compliance with building regulations.

what does your prelimary DEAP assessment say is required as your building spec to comply?

galwaytt

Gerryfaulmore wrote: »

Hi I'm just starting my 3000sqf house and from start to finished that's furniture in and living I am goin to build it for 120,000 I'm goin to block lay it myself and friends are goin to help me build it. What do ye think can I do it for 120,00 in mayo

Not a hope.

Unless, of course, you're building a house that'll cost €6k/yr to heat........

House in Mayo we're working on atmo, 2700sq ft, budget is 350k. and it's not enough.

893bet

galwaytt wrote: »

Not a hope.

Unless, of course, you're building a house that'll cost €6k/yr to heat........

House in Mayo we're working on atmo, 2700sq ft, budget is 350k. and it's not enough.

How much is the council contribution in Mayo?

galwaytt

893bet wrote: »

How much is the council contribution in Mayo?

No idea, we're a specialist subby, so I don't have sight of the breakdown of the whole contract.