Has anyone living in a Victorian terrace had a kitchen side return extension?

[Bishberro]

Now we've got two kids and all their stuff, we're thinking about getting this type of kitchen extension done to our mid-terrace. I've contacted a few specialist companies and had some v expensive quotes back. Just wondered if anyone local has had it done, how long it took etc and who you used. Tried posting in another section a while back but got nothing back so thought I'd try here.Thanks.

[busymum]

yes we are interested in doing this aswell, same situation. it is likely to be about 60k (this factors in cost of fancy new kitchen, snazzy glass windows leading on to garden etc) but still shockingly expensive for not that much extra space! loft conversion would be better option 35/45k max? but what we really crave (I expect u r the same) is more downstairs space. We did explore cellar conversion but our cellar is completely filled in, I expect total excavation would be hugely expensive and migth not work?

pls let us know if you come up with any other ideas?

[snowboarder]

We did ours 2 yrs ago (just before baby!) - I think for the floorspace you actually get side returns ARE expensive as they are often quite complicated (depending on what you want to do). All in all including new bathroom, putting in downstairs WC and new heating system, plus kitchen fitting and decorating ours too about 3 months plus irritations at the end (ordered wrong cooker, snagging bits etc!). We used a local builder/developer but I did most of dwgs myself and managed the build etc. Not sure what new permitted development rules are as know has all changed but we did not need planning approval. You might have party wall issues too. Have to say level of disruption was HUGE and I was glad I was working full time!!

[dullified]

We have just completed a side return extension (Landells Road) which my boyfriend (a freelance architect) designed and built himself. Like snowboarder we didn't need planing permission as it fell under permitted development (and yes the rules have recently changed). We actually moved the kitchen into the middle of the house and we now have a full house width lounge/dining area at the back of the house. You are more than welcome to come and have a nosey at our house (although it isn't quite finished yet actually got the plasterers in today) or for further advice telephone Pete (my boyfriend) on 07960-411594.

[amydown]

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[Ko]

snowboarder Wrote:

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We used a local

> builder/developer but I did most of dwgs myself

> and managed the build etc.

what does 'dwg' mean? thanks

[dullified]

dwg = drawings (architect txt speak innit!)

[snowboarder]

Oh yeah sorry! Am an architect too! (well, was before babies wiped my brain)

[new mother]

Not sure if helpful but there's an article in Times today on this, investigating which improvement gives you the best return on your money, in addition to the pleasure of the extra space/nicer bathroom/whatever. I must say though that I was quoted 100k for a conservatory and the Times was talking about 20k max so on reflection I'm not so sure they understood London pricing.

[ljs]

We has ours done last year. We used Dulwich Construction and theyDid a great job. My husband then fitted the under floor heating , tiled the floor and fitted the kitchen to keep the cost down...

[Bishberro]

Thanks for all the info. Busymum, ?60k is similar to what we've been quoted too. We've already done the loft a couple of years ago which definitely seemed more cost effective but I really think having a bigger kitchen would be great with the kids and give us a few more years in the house. Unfortunately neither me or my husband are any good at DIY/building stuff so we'd have to pay someone to do the whole lot.

[craigy]

We had a side return extension in the summer as well as walls put in, taken out, new floors, joists, bathroom, decking, new kitchen, decoration and lots of other little bits and pieces around the downstairs- basically a complete refurb....

We used McGovern Carpentry (East Dulwich based) and they were fab- would highly recommend. They ran a couple of weeks over the proposed 12 weeks which isn't too bad in the grand scheme of things except I was pregnant and the baby bet them to the finish... And the actual amount only came in at 2k more than the actual quote they gave us but that was more to do with us changing our mind about things and upgrading on things, only 1 extra thing came up in the actual works and that was a new kitchen ceiling..

We did need planning permission as I think you can extend 3m back and we were going 3.10m and my friend who is an architect did the plans etc.. would recommend her too.

We spent 65k which included new kitchen, bathroom, floors, doors, refurb of sash windows. If you want anymore info please PM me....

Craigy

[arworld]

depending on the size of your garden, have you considered extending the kitchen towards the garden and do the side extension? I think the difference in cost isn't much but you get alot more space. Also depending on size of your existing kitchen, it is most likely that you would need a planning permission.

We got our extension done in May this year- it was meant to finish two weeks before the due date but our son arrived three weeks early! it is very hard not having a kitchen for a while and you may need to consider alternative accommodation etc but def. worth doing it.

our builder was amazing and you are more than welcome to come and have a look at our kitchen if you wish.

[new mother]

It's alot of money post tax isn't it? 60/65k?

But then I suppose it saves moving which costs a lot of energy and stress plus stamp duty at 4 or even 5pc these days. :-(((

Say house worth 600k? - 24k on stamp duty plus estate agents around 10k?

God, what a nightmare.

I'm almost convincing myself 60k for a side return is worth it.

[snowboarder]

new mother Wrote:

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> It's alot of money post tax isn't it? 60/65k?

Yes, it is, but if you think that will probably include a new kitchen as well. The structural works can cost quite a lot as you are essentially removing 2 supporting walls of your house (if you have nice glass doors onto garden) and the steel work for that is significant.

I have absolutely nothing to base this on but I'm not sure you get as great a financial return on a side extension as you would an extra bedroom in the loft. But I like to think that you increase the desirability/sell-ability of your property and make it stand out from every other 3 bed terrace in ED. Esp if you put in a downstairs WC etc.

Thinking of doing the loft next but not sure can bear it....

[????]

We thought about it, but the disruption with 3 kids under 5 for that long has put it on hold. Just too much to put up with whatever the undoubted great result at the end. Not cheap either.

[snowboarder]

Quids don't blame you - disruption bad enough when had no kids. Had to shower at the gym for 2 weeks whilst bathroom redone. Washing up done with outside tap and torch. Glad it was summer...

[????]

Yup, I just close down at the thought of it! If we stay here which is our loose long term plan, then I'll think we'll do it when we've more flexibility with the Quidlets. If you stay 10 years plus it's got to be worth it all that extra space over years.... and a bit of value add.

[cate]

You could have it done without taking out the whole wall. A lot cheaper. A friend had it done and has her laundry area there, a toilet and her desks for her kids and toy storage.

[Lochie]

This might be worth a look for anyone thinking of having it done - its just a donation to Shelter for an architect to come and visit

http://www.architectinthehouse.org.uk/

[amydown]

Snowboarder, I think you are in fact correct in terms of financial return on side return vs. loft. We spoke to a number of estate agents before having the work done and the general consensus was that if you assume you do the works now and sell the house on striaght away, on average, you would lose about ?20k from doing the side return and make your money back on the loft but no profit.

We still decided to go for it because we absolutely love the location of our house and figured that we won't lose money in the long-run. With the kitchen now taking shape, although sq ft wise we are not gaining that much extra, it totally changes how you can use the room. (now have a cooking area and then a live/ play area for the little one)

I don't think we could have lived in the house when the works were going on though to be honest. We are living with our generous sister's family down the road which saved us a lot of money in finding another place.

[LSM]

We've also had plans drawn up for a single storey side return extension to enlarge our kitchen. Like everyone else we've been surprised by the high approximate prices forecasted by our architect. However, now we have the plans we need to approach some recommended builders for accurate quotes - does anyone have any other names to recommend/avoid in addition to McGovern Carpentry and Dulwich Construction? Amydown - who did you use?

[amydown]

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[Pickle]

I recommend Alan Yeo and his team at ARY Property Services Ltd - they knocked out the back of our house, put bi-fold doors in, new kitchen, redecoration throughout, roof repairs etc etc and we were very impressed with their professionalism and attention to detail.

PM me if you would like his details.

[LeilahB]

We had our side return done last year (and extended into the garden) and it's completely transformed the way we use the ground floor of our house - the kitchen is now the main family/kids room and it has meant that we have been able to keep the living room pretty much child-free, which is nice! We used Martin from Keypoint Construction - he/they were absolutely brilliant. I was on maternity leave at the time and they really went out of their way to make it as painless as possible, and stayed within budget/time frame which was a relief. Our architect, on the other hand, was a bit of a waste of space - but because the builders were so good it wasn't too much of a problem. Happy to pass on details.