How A Lot Does A Home Extension Value

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How a lot does a home extension value? We get requested this query loads, so, we thought it worthy of its own submit!

It’s not a simple question to reply and obviously is determined by a number of things (and many others, and so on…), but that’s not the answer you’re looking for is it? You’re actually on the lookout for a very rough determine, a common guideline, a place to begin. Ok, I’ll try my finest.

Let’s begin with a basic single storey extension

say 4m x 5m

You'll have heard that the rule of thumb is £1,000-£1,200 per m2. Nevertheless, this determine is now somewhat out of date. From expertise, £1,500 per m2 is a now a extra real looking estimate for a basic / mid-vary house extension. In London and some elements of the South East, these figures might be between £1,800-2,200 per m2. See our separate publish on house extension costs in London and the South East here.

So, in your 4 x 5m extension, the construct value can be roughly £30,000.

- Add on 10-15% for professional fees (architect, planning software, building regs, structural engineer) (£4,500 at 15 %)VAT (£6,000)

Single storey home extension cost = £40,500

How about a double storey extension, same footprint?

As a rule of thumb you'll be able to add 50% additional to the build cost of a single storey extension.

So, £30,000 +50% = £45,000 for the fundamental construct value

- Add on 10-15% for professional fees (architect, planning software, constructing regs, structural engineer) (£6,750 at 15%)VAT (£9,000)

Double storey house extension price = £60,750

The above figures would apply to a typical, uncomplicated extension in most parts of the UK. However, you should consider that these figures would creep up if any of the following apply:

Does it embrace a kitchen or bathroom?

- Add say, £5,000 for a bathroom. Prices may be more or (if you're very thrifty) slightly less relying on your sanitary ware and finishes.- Add £10,000 for a kitchen (once more, fully depends on your specification, £10,000 ought to get you a decrease-mid vary kitchen with appliances)

Finishes and fittings

Above prices assume modest finishes, fittings, electrics and lighting. Suppose simple painted partitions, carpet floors or probably engineered oak.

- If you’re wanting greater-end finishes e.g. tile finishes, fitted joinery etc the costs will enhance.- Glazing will enhance the associated fee also. Sliding or folding doorways are a preferred addition to extensions in the intervening time. Expect £ link building for round a 2.5m width opening.

Are there any complex site constraints?

Your builder will need to include further costs in their quotation if any of the next apply:

- Your soil sort and floor circumstances could current extra costly development methods / methods.- Restricted entry to the location. Will it be straightforward for the builder to herald tools and equipment easily?- Existing construction. Are you removing any structural walls? In that case there'll doubtless be additional costs for steelwork.- Are you moving any pipework, drainage, gasoline meters?


- As already talked about above, in the South East you'll be able to anticipate to pay greater than the remainder of the UK, and notably more in London.

Materials and development strategies

- Consider the kind/ quality of development supplies involved and the type of development.

Managing or decreasing your undertaking costs

1. It pays to get professional recommendation from a great architect. They will show you how to realise the principle ambitions on your extension, whilst serving to management your prices. They are going to work with you to be sure you get probably the most out of your funds to suggest the place your budget is finest spent, and where prices can be pointless or may very well be minimised.

2. Be sure to get 3-5 quotes from really useful builders (your architect may also help compile a tender list for you) to get a agency thought of the costs before beginning work.

Your architect can even allow you to along with your constructing contract, to prevent any nasty surprises down the road. They may inspect the builder’s work to make sure it’s being carried out in accordance with the agreed design and specs.

3. Shop round. Designers and contractors are sometimes capable of to access trade reductions. Alternatively, if you're planning on endeavor among the work yourselves Building Provides On-line is a very good web site providing commerce prices to consumers. Definitely worth trying out for things like tiling, floor finishes, bathroom and kitchen fittings.

Discovering the appropriate architect

Selecting the best architect for your home challenge is a critical first step, however may also be a bit of a minefield. This is exactly why I arrange this web site in the first place!

As well as being founder of, I'm also a professional architect. I discovered that many homeowners search on-line to seek out nicely established or high-finish practices (it makes sense - these companies have bigger marketing budgets with stylish websites). Nevertheless, such practices are often too busy, too expensive and, the truth is, typically much less experienced in coping with small residential projects on ‘normal’ budgets.

So I needed to create this platform for these design professionals I do know who are suitable, experienced and desirous to take on home tasks like yours. They are sometimes small, young practices or freelancers. The issue was that, earlier than Design for Me, they were very troublesome to seek out! All that you must do is tell us a bit about your undertaking…

Register your mission right here!

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