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Home Extension Costs

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Extension Cost Guide

Over the years many people have asked me how much it costs for a home extension thinking that there is such a thing as a going price.

We all know that there are no two extensions built that are identical and the differences in size and design are always reflected in the different extension costs.

To give you an example of extension costs we are going to look at a the most common Greater London suburban 1930’s home and see what the true costs are for a London Home Extension.

To start with these houses were built more or less square with no back addition. Our drawing shows and existing property approximately 6mt wide which has been extended by a 3mt deep to form a full width rear extension.

 

Take a good look at how the rooms change around because of the extension.
To start with we built the home extension, then we made a nice 4mt wide opening into the house.

Then by popular demand we closed up the old entrance to the dining room and took out the wall between the kitchen and dining room.

The result is a huge open space with 3mt plus opening out to the patio and garden. Now you have a modern family room that incorporates kitchen, dining and recreational all in one.

These are the most popular statements I have hear towards the end of a home extension project such as this one:

• “it’s changed our lives completely”
   
• “It’s changed they way we live and use the home”
   
• “Our relationships have changed and we now spend much more time together”
   
• “ I love to clean...”

Now lets look at the extension costs
In the following schedule of extension costs we have allowed for a good quality rear extension with some nice touches of luxury that will seamlessly blend in with your existing home. You can save a few thousand here and there or you can spend much more if the desire and budget allows.

Work Schedule Costs     Actual Extension Costs:   Excavaution to 1mt deep by 450mm wide for the foundation 1200 Concrete foundation slap to ground level 1200 Trench blocks and DPC to floor level 350 Breeze block walls up to roof level or just above with cappings 2800 Flat roof structure 2400 Flat roof finish including lead flashings and asphalt finish 2800 3 large Velux flat roof windows (you need the light) 1800 Guttering & rain water pipe 200 Steel beam above doors 300 Doors and frame - 4 full dg glass doors all opening out and folding back to create 3mt opening to patio 2200 Rendering to blockwork 950 Drainage - moving gullys and alterations 1000 Excavating for new extension floor 600 Laying new concrete floor with insualtion and dpc 1200 Insulation for roof structure and walls 300 Boarding over ceiling and dry lining the internal walls 1200 Plastering out ceiling and walls 1000 Sub Total 21500     Alterations to Main House   Make 3mt opening to join extension to main house 2500 Inserting steel beams to opening 1300 Stripping out old kitchen and dividing wall between kitchen and dining 1200 Making good plasterwork where alterations have taken place 900 New lighting circuit and 14 low voltage lights 1200 New ring main and 10 ten sockets 800 Relocation of radiators and adding one at least 1 for the extension 900 Moving gas hot cold and waste services for new kitchen layout 500 Allow for new kitchen units and worktops 3000 Allow for cost of new appliances 2000 Install new kitchen and appliances 1600 Splashback tiling to worktops 300 Allow cost for new solid oak floor to the complete area approx 35mts at £50 per sq mt 1750 Laying new floor 1250 Joinery works skirting doors locks etc 500 Sub Total 41200     Other Costs   Skips & Waste Removal 1400 Building Control Fees 600 Architect Fees 1000 Structural Engineers Fees 800 Sub Total 45000         Possible add-ons   Interior decorations 1200 Exterior decorations to rear 650 New 3mt x 4 mt patio 1800 Sub Total 48650 Vat @ 15% 7297 Total Project Costs 55947

 

Well there you have it. Everything costs more than we think it does but the extension costs above reflect on the design and quality of a 3mt deep x 6mt wide home extension built in line with current Building Regulations.

What people tend to forget is that when you add on a real home extension to your property it is likely that you will need to make expensive alterations to the actual house to make the extension form part of your home rather than a box stuck on the back of your house with a kitchen in it.

 

You might be adding on a kitchen extension but you don’t end up with an additional kitchen... you end up with more living space, that’s what kitchen extensions are all about.

Now that you’ve seen the extension costs of our case study above you will know which bits cost the most and it should help you with your design choices and establishing a budget.

Will my home extension add value to my home?
Kitchens are seen as the hub of the home, so enlarging to create a multi-functional room will add value. A simple rule of thumb suggests that a good kitchen extension can add between 12% to 18% of the value of a small house.

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