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rear extension photos pic 3

 

Home Extension Costs Breakdown
Author:
Tom Norris

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 home extensions built that are identical and the differences in size and design are always reflected in the different costs.

To give you an example of extension costs we are going to look at a standard Greater London suburban 1930’s terraced 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 below shows an existing property approximately 6mt wide which has been extended by a 3mt deep to form a full width rear extension.

Extension-Costs-Breakdown-1
Extension-Costs-Breakdown-2

 

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 heard towards the end of a home extension project such as this one:


Now lets look at the extension costs

In the following schedule of home 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 sockets

800

Relocation of radiators and adding at least 1 to 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

19700

 

 

Other Costs

 

Skips & Waste Removal

1400

Building Control Fees

600

Architect Fees

1000

Structural Engineers Fees

800

Sub Total

5900

 

 

 

 

Possible add-ons

 

Interior decorations

1200

Exterior decorations to rear

650

New 3mt x 4 mt patio

1800

Sub Total

3650

Total Project Costs

48650

Vat @ 20%

9730

Grand Total Project Costs

58380

 

Well there you have it. Everything costs more than we think it does but the home 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 home 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 multifunctional 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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