For the love of god, how much is a side return extension?

[Cats_pyjamas]

Sorry for the alarm :)

We are just finding it so hard to get any idea of what a side return extension will cost. It all seems very cloak and dagger. People come to quote but don't reply. Forum posts are old, so hard to tell if figures are realistic.

We just wanted an idea of something very simple on a low rise, mid Victorian terrace: a 1.2m return with a length of 6m.

I know the kitchen will be about ?15k on top. If anyone could be so kind as to reply or PM me with what they paid, I would be grateful. We are looking for width, not to make this a Grand Designs project. We will redo the kitchen anyway with new flooring and knocking out a side window, sos we're simply trying to find out if going into the side is even feasible. Thanks

[LondonMix]

It depends. Are you installing a downstairs loo, bifold doors, moving your boiler, under floor heating? What kind of windows will be in the extension (velux or more expensive)? Do you want it build in London stock or cement render? Will you need to relocate your manhole? Does your gardening need leveling? Will there be any architect fees?

60k is a pretty basic budget for small side extension (including the kitchen) but it really varies and can be much more.

Good luck.

[Cats_pyjamas]

Thanks LondonMix.

No loo or London stock, no underfloor heating, no garden levelling or architect's fees but yes to the rest!

[Lollipop]

I have just pm'd you with my experience on costs.

[red devil]

Are you doing this under Permitted Development?...

[Cats_pyjamas]

Hi, yes it would be under Permitted Dev. Unfortunately I think it's going to be too costly for our budget.

[red devil]

Ok, no worries. It's just that if you did go ahead with it, your neighbours would be consulted as it goes beyond 3m, and you'd probably need someone to do drawings to show the planners/neighbours what it looks like...

[Daisyyts]

We had a quote last week for ours (in Brixton not East Dulwich) and it was about 45k for the basics by Buildteam - who seemed super professional - but we are worried about the reviews they have had on mumsnet etc. However I've spoken to lots of our neighbours and 40-60k seems about average. I think side returns seem quite overwhelmingly complicated but when we realised lots of our neighbours had had them done we thought it can't be that bad! We heard on here that Prestige builders were really good but they wouldn't come and look at the job and were pretty uninterested on the phone. So I'm still looking for some other quotes...

[Jeremy]

Yes I would agree that 40-60 seems about average for the basic build.

[Mick Mac]

45-55k for the build cost - but before you know it you could be nearer 100k in my experience, depending on kitchen, flooring, bifold etc. but those are discretionary spends so you will have some control over these costs.

If you are having difficulty getting quotes suggest you contact Plus Rooms who are very quick with their quotes. They did ours and also have two on-going on Friern Road at the moment.

http://plusrooms.co.uk/

[Phlox]

I know someone in Derwent Grove whose side return cost well over ?100k and this was 2003. They had a lot of problems and it took longer ne'er than expected.

[Seabag]

What's your budget?

[P.O.U.S.theWonderCat]

I was quoted 25K for a basic single storey side return extension without the kitchen refit for 3m x 1.2m. Needless to say, I didn't proceed.

[Mick Mac]

P.O.U.S.theWonderCat Wrote:

-------------------------------------------------------

> I was quoted 25K for a basic single storey side

> return extension without the kitchen refit for 3m

> x 1.2m. Needless to say, I didn't proceed.

Why not ? Was it because the quote was too cheap ?

[Jeremy]

Yep sounds cheap to me. Must have been exc VAT.

[red devil]

The OP was looking for a 6m long extension, and people have said around ?50k for the basic shell, but P.O.U.S was quoted for only 3m, so ?25k sounds about right...

[Jeremy]

Don't think it works quite like that, RD.

[red devil]

I agree it's not an exact science due to economies of scale etc.

Just spoken to a builder who does a lot of extensions in the area (good quality finish) and he said around ?30k but could be a bit less or more depending on ground conditions, drainage, access, brickwork or render finish, number of roof lights etc...

[*Bob*]

Has the length of this particular piece of string been determined yet?

[red devil]

As usual you've hit the nail on the head *Bob*, string is very important in building an extension, watch this guy go...

*Rubs thighs...*

 

[LondonMix]

The price absolutely changes depending on the size. 25k including VAT for a 3m side fill is right assuming there isn't complicated drainage to be relocated and your footings and ground conditions are fine and there is no major leveling work. I have friends who have done ones that small with no additional rear extension and it worked out to around that using reclaimed brick rather than rendered blocks. I'm also assuming this doesn't include relandscaping the garden. My own extension was much larger but was part of a gut renovation including extending the first floor and converting the loft.

On top of the base build price you can add 20k to 50k depending on specifics-- are you relocating the boiler, including underfloor heating, what specification of doors and roof windows (velux, bifolds etc), what quality of flooring, lighting and kitchen do you want, are you adding in a ground floor bathroom etc. Of course that 20-50k of extras can easily balloon to 100k if you go totally mad. For a larger project it will be somewhat higher due to more flooring and windows but even for a 6m extension, 70k all in is feasible if you don't go for a name brand kitchen, or ultra high spec doors or windows.

You can still get a solid wood kitchen made by a carpenter in the home counties for a good sized kitchen for 10k, painted beautifully and including installation. Also British Standard (sister brand of Plain English) do reasonably affordable solidly crafted wood kitchens that work on roughly the same. If you are on a budget, get ex-display doors from one of the big companies like Sunfold. They come in a pre-set size so you'll build your opening around the door rather than the other way around but you can save half the retail price-- I again have friends who did that on a renovation project and I think its a brilliant compromise. I wish I'd been able to do that myself as it can save you thousands.

Good luck OP

[*Bob*]

Yeah, it's the escalating costs of 'an increased area' that give people the willies when the unexpectedly high quotes come in.

You go and see someone's side extension, it's a nice big room, how much, ?75k all in - great! Let's do that. But if yours is that bit wider, that bit longer, everything multiplies up by the same factor of X.. build, kitchen, floor, glass, the lot. If the new area is just 1m longer and 0.75m wider, that's double the area gain.

Should there be a cost difference if you're comparing a terrace infill with a semi, even if the gained area is the same?

[Mick Mac]

red devil Wrote:

-------------------------------------------------------

> The OP was looking for a 6m long extension, and

> people have said around ?50k for the basic shell,

> but P.O.U.S was quoted for only 3m, so ?25k sounds

> about right...

I wish I'd asked you to do my side return RD. :)

But I think in general you will get competitive quotes from various builders and 25k is very competitive even for a 3m version of a side return - but from my own one off experience, I'd recommend doing it with a specialist firm and, as a safeguard, to use a separate structural engineer (about 1k) for the initial drawings.

[red devil]

*Bob* Wrote:

-------------------------------------------------------

> Should there be a cost difference if you're

> comparing a terrace infill with a semi, even if

> the gained area is the same?

Terraces will pay a premium if there's an access issue, i.e. everything has to come in and out through the house...

[P.O.U.S.theWonderCat]

Because it would have been a complete waste of money in terms of capital improvement, natch. Not really rocket science, is it?

And that was net of VAT, materials, and was for an extremely basic build (e.g. no electrics/plumbing/render etc.). Add architect and structural engineer on top and it starts looking very expensive per square metre for very little increase in utility.