Cost of Extension

First time poster but love the site. We have a 2 storey end of terrace house with attached garage in Dublin. We would love to extend and are considering knocking down said garage and building a 2 storey extension in its place. Firstly, how much is this likely to cost? Secondly, does anyone know of a good decent architect in Dublin (Nth preferably) that would be interested in such a job? Thirdly, is it possible to remortgage the house up to 80% of the expected new value of the house to help pay for the building work / decorating costs?

Any help appreciated.

Hi,

Don't know about the first two questions, but I do know that you can re-mortgage your home or top up your existing mortgage to 80% (or possibly more) of it's expected value once completed to pay for the extension.

It's likely that the lender will release such a loan in stage payments as you progress through the work, rather than in one lump sum.

Liam D Ferguson
www.ferga.com

I too am in North Dublin and had a quote to do a similar job, convert the garage and two new bedrooms over it, with a little ensuite in the middle. Quotes in the region of 100K. In the end we converted the garage and attic for 58K. Had a reasonable architect did all the planning, drawings etc for 2.5K. However, he wouldn't set you on fire with ideas so maybe I would be reluctant to recommend him.

For whatever it is worth...
I built an extension to our house, 1 storey, 400 sq feet ( 1 double bed, bathroom , living room - Independant electric/water/heating, e.g. entirely self contained with no service depencies to main house, so that added cost but flexibility as medium term plan is to rent the 3-bed house + rent a large studio, so that optimizes our revenue on the land)
I did everything myself from drawings/PP (application cost about €150 in total between ad in paper/maps from ordnance survey and fee to council) to finished product fully decorated. Only employed a contractor for plastering the outside walls, and skimming the inside.
Total cost : €19k.... and a lot of hard work week-ends/evenings for a year !!

Good thread - I've the same type of question.

Have an existing north facing kitchen extension that is in poor state of repair.
It had planning retention on it when I bought the house but uncovered large problems with it during the first winter in the house. (Leaking roof, cracked sewage system (since repaired) freezing cold etc)
It was built in two stages so there are 2 rooms. One a downstairs loo, now just a room for collecting junk.


I’d like to remove the internal wall, to have kitchen full width of house.
Needs new roof, properly insulated with skylights.
Walls need proper insulation & repair
Windows & door to be double glazed.
Floor needs to be levelled.
Rewired of course.
Would be happy to reuse existing kitchen as a temp measure.
(My sister bought new kitchen, so I just used her old one. Recycling at its best!)

The size of the actual building would not change.
1. Any suggestions on cost estimates?
2. I'm presuming that I don't need planning permission if it already exists?