Extension - are we dreaming?

We are looking at a house in Howth which is perfectly fine c3 rating but we want it to be our house for the next 20+ years. It is a bit dated in terms of its decor and its layout. It has ample space for a wrap around extension. Current size is 139sqm. A wrap around extension is 85 sqm, we are considering an additional 30 sqm upstairs. We would then need to renovate the existing structure.

My sums are assuming 3.5k per square metre for new structure and 1.5 for existing structure. That comes out at 600k plus before vat and fittings and the rest.

That seems like an absolute crazy number. Do the numbers make sense? How is any building getting done at all with these prices?

Fair question but also not really the question I was asking.

wasn't trying to be smart but this is a very large project and more complicated than building a house of this size from scratch, ask yourself what is really required and see if you can justify the cost of that

There aren’t really. We’ve been to most of them. there are two pretty much directly behind the one we are considering. Both north facing. One of them has no garden at all and needs a huge amount of work

We like the one in Asgard because the site potential is huge. Garden space is lovely and the location is perfect. We understand it’s a big premium to pay but we do see it as a home for the next 20/25 years

I would worry going near the house in Asgard. I believe the new construction of apartments near Ballyscaden will potentially disrupt the the foundations of the houses in Asgard. So definitely be careful with that. Otherwise the location is great.

Friend of mine bought this 2 bedrooms house not in great condition really old needs all done but she is adding extra 2 bedrooms downstairs. So she got a builder to do all this work for 115 k. Out of 115k 13k is Vat only. So basically all this work for 100k. May I add this is in Dublin. So the whole house renovated upstairs and downstairs and add extra 2 bedrooms and one bathroom all in 100k.

I am scratching my head here as not sure how is this possible.

Also may I add she doesn't have a big garden so in this small garden plus what is downstairs (not a big house!!) he manages 2 more bedrooms and one bathroom.

He also promised to deliver the whole project in 2 months! One payment on 3rd of April and next payment in a month but promised he has 70% done by second payment.

Is there something I am missing or does it sound too good to be true?

Hi Folks,

I wouldn’t jump to dodgy conclusions so quick, it really is down to the extent of the work.
A simple 20sq metre single story extension split into 2 bedrooms isn’t a hard or complicated build and with simple flooring and electrics it’s 2500 a sq metre which I would say is expensive.

The devil is in the detail so without drawings or scope of change to existing dwelling it’s hard to answer the question.

She forwarded me his details and I didn't see any drawings at all.

Funny enough the work is on track. Nope he didn't vanish with the money.

I can ask her for the builder details if you want.

That is a very small extension so is going to be very expensive - I'd guess in the €20-30k range.

How much profit are builders making these days? Lets say 2 bedrooms. 1 bathroom. No significant structural work. 35sqm. Im seeing quotes of 110k for this. To me thats mental. Given inflation etc is there a bit of greed involved too?

You'll be waiting for a downturn to happen to get that done. I'm betting when the **** does hit the fan you will comfortably get it done for 120k.

Very hard to have sympathy for builders and tradesmen when things do go tits up and that is no work.

I think it's a bit of an echo chamber in here though. I fully accept that people are getting silly quotes for stuff but I don't think it's the norm. That's back up by the amount of extensions currently being done. There is no way people are playing half a million for bog standard box extension. I'd be surprised if they are paying anywhere close to 200k for them. It's best to have a word around locally and try to suss it out.

I see some people I'd know going direct labour now. It takes a fair bit longer to get things done and I'd say it's stressful enough. But if you are saving six figures then why not.

Not sure but don't put a bedroom on without an ensuite is my advice.

The issue I see is you don't know what type of foundation your kitchen sits on, coui that foundation support an extension above? If not, so you need a proper foundation to hold the box you want build up so different costs.

I'd think you are ok with the foundation. It was more than likely dug down to where the original house foundation was. Any decent builder will be able to advise.