How much will an extension to your house cost?
An extension to your house can be a easier option to moving for gaining more living space, but how much will it cost for types of extension of different sizes?
The table below gives examples of the range of prices we have had submitted. As a rough idea you can typically say that it will cost £1000 per m2 or 93 per ft2 including basic plumbing and electrician work. This price is per unit area of internal floor space and so a 5x4m single floor extension will have a total floor area of 20m2 and a double storey will have 40m2.
Here are some prices from Whatprice users and personal research. The amount of information submitted varies and what you see is what we get! If you have any of your own feedback then please fill out the form at the bottom of the table and help this project.
| Category | Average Cost | Price Range | Units | Last Updated |
|---|---|---|---|---|
| £30000 | £30000 | per m2 | 2010-01-23 | |
| Double storey | £46807 | £10000-115000 | per item/job | 2009-12-07 |
| Double storey | £2849 | £500-15000 | per m2 | 2010-01-02 |
| Planning costs | £1856 | £1000-3500 | per item/job | 2008-08-14 |
| Single storey | £21205 | £1500-42000 | per item/job | 2009-11-29 |
| Single storey | £2922 | £500-24300 | per m2 | 2009-12-27 |
Typically, a single storey extension will cost more per metre squared than a double storey. In theory a triple storey would cost less still. In practise the difference in cost may be small though. The price per square metre also depends on the size of the property. There are basic costs that don't increase too much with size and hence the cost per square metre will decrease as the floor area increases.
The price for a home extension depends on several factors
- Where you are in the country
- How busy the appropriate trades are
- Are there any building requirements like using a specific type of brick or stone?
- Are special foundations required?
- How much work you will do on the project
- Does it include electrical/plumbing work?
- Does it include a fitted kitchen?
- Does it include a new bathroom, shower room or WC?
- Finish: Tiled floors, walls, artex all extra.
- Flat roof or pitched roof. Pitched being slightly more expensive - but usually nicer looking.
As an example the final cost of the project could comprise of
- Plannings costs - £1000-3500 (as of Nov 2007)
- Shell build costs - £600 per m2 (typical as of Nov 2007)
- Fixtures and fittings - £400 per m2 (typical as of Nov 2007)
- Decoration finishing - £10-15 per m2 (typical as of Nov 2007)
The fixtures and fittings aren't just electrical and plumbing work but all the plastering and floor work. The shell build includes the windows and external doors plus roof.
A general process for getting an extension built might be
- Sketch out some plans/ideas yourself
- Approach an architect and get some detailed drawings made
- Apply for planning permission
- Get some quotes in (can be done before planning permission if not sure on budget I guess)
- Agree contract with builder. A useful suggestion that some people have done is to break down the payment into different sections based upon completion of job.
This is just a simplified overview, you will also need to get building regulations approval and permission (at least no dispute) from your neighbours as well.
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Date Added: Thursday 7th January 2010
"I found the page very useful"
Lester
Date Added: Sunday 8th November 2009
"thank you, a very useful guide, we will very likely extend now rather than move!"
Lynne
Date Added: Wednesday 30th September 2009
"very helpfull plain and simple. "
r white
Date Added: Monday 14th September 2009
"This was really useful. It is usually so difficult to get 'rough ideas' from trades people when you are at the initial stages of a new plan - so thank you very much!"
A Colville
Date Added: Thursday 20th August 2009
"thank you,found the page very very good "
tony
Date Added: Monday 20th July 2009
"extremely useful, just needed ball-park figures, thanks a lot"
Shirley
Date Added: Saturday 25th April 2009
"This has answered all the main questions I had about planning an extension. Great."
maj
Date Added: Thursday 18th September 2008
"This is such a great web site. We are thinking of an extension and this gave us the exact (How to go about it)!"
J. Arya
Date Added: Monday 28th July 2008
"i have just moved back from spain where i had a building firm. the prices there are very differant to the uk . i found your page very helpfull many thanks mark mccall"
mark mccall
Date Added: Wednesday 4th June 2008
"is vat on top of the quoted price per m2? ie another 17.5%"
steve
Date Added: Thursday 21st February 2008
"can't definitely say for those submitted by users but its extremely unlikely someone would quote the price they paid before VAT. In general all prices on the site include VAT (where required) as they are what consumers have been billed"
Admin
Date Added: Saturday 2nd February 2008
"Do the guide prices per sq ft include VAT?"
Steve Smith