Build costs

[Smiffy]

I have just been offered a possible opportunity at a plot of land in Herefordshire. The existing house is well past it's use by date and I don't think it's possible to economically upgrade it.
It's currently inhabited so could be loved in whilst a house is built in the garden.
However it is all pie in the sky depending on costs.
We definitely couldn't afford a top of the range place but would like 3-4 bedrooms. Not fussed about ensuites and bifold doors and the like. Pretty basic thing by alot of standards.
How much would people be expecting to pay per M2 for approximately 200m2.
I could do groundworks myself and some first fix stuff but my ability to do finishing work is non existent. I simply don't have the patience for it.
Secondly what is the most economical route of construction. Are sip panels better or has anyone had any experience of those tongue and groove built houses. I know they are popular as garden rooms and know a few people with the house versions but they are farmers and I would take most things they say with a pinch of salt.
Or is brick and block still economical for a one off house?

 

[V8Druid]

I have just been offered a possible opportunity at a plot of land in Herefordshire. The existing house is well past it's use by date and I don't think it's possible to economically upgrade it.
It's currently inhabited so could be loved in whilst a house is built in the garden.
However it is all pie in the sky depending on costs.
We definitely couldn't afford a top of the range place but would like 3-4 bedrooms. Not fussed about ensuites and bifold doors and the like. Pretty basic thing by alot of standards.
How much would people be expecting to pay per M2 for approximately 200m2.
I could do groundworks myself and some first fix stuff but my ability to do finishing work is non existent. I simply don't have the patience for it.
Secondly what is the most economical route of construction. Are sip panels better or has anyone had any experience of those tongue and groove built houses. I know they are popular as garden rooms and know a few people with the house versions but they are farmers and I would take most things they say with a pinch of salt.
Or is brick and block still economical for a one off house?

if i was doing a new build SIPs'd be my choice ... build big box .. cut in doors/windows as required, clad as desired ... can even use SIPs for the roof ... used to do a lot for one of Kingspan's subsidiaries and they have a lot of on line info. re. SIPs

 

[Lancs Lad]

if i was doing a new build SIPs'd be my choice ... build big box .. cut in doors/windows as required, clad as desired ... can even use SIPs for the roof ... used to do a lot for one of Kingspan's subsidiaries and they have a lot of on line info. re. SIPs

Just had her Gym delivered! All SIPs now to build the thing! Doesn't help smiffy though.

My advice if you can ...buy it. They aren't making any more land and you never regret having your own patch .

 

[Smiffy]

Just had her Gym delivered! All SIPs now to build the thing! Doesn't help smiffy though.

My advice if you can ...buy it. They aren't making any more land and you never regret having your own patch .

That's the thing. I wouldn't have to buy it. It's my father's so he would build his own annexe on the plot I would Just finance building a house that my wife would be happy to live in. But my Mrs is very particular about clear plans. So I would have to have a clear plan in place including detailed costings. Especially as it would involve moving over 3 hours away and would involve new jobs for both of us. It would be nice if we could come to a plan that would mean the equity from our house sale would pay for the build costs. And then without a mortgage it would be easy. But I don't think we have anywhere near enough equity. I can cost out groundworks easy enough but I have no idea about build costs above dpc.
Also looking at it I think 200m2 might be a bit of an overestimate. Currently have 3 bed 87m2 and don't need to near double it probably be quite happy with 120m2.

And for those that know is the same M2 cheaper as 1 or 2 stories ??

 

[V8Druid]

That's the thing. I wouldn't have to buy it. It's my father's so he would build his own annexe on the plot I would Just finance building a house that my wife would be happy to live in. But my Mrs is very particular about clear plans. So I would have to have a clear plan in place including detailed costings. Especially as it would involve moving over 3 hours away and would involve new jobs for both of us. It would be nice if we could come to a plan that would mean the equity from our house sale would pay for the build costs. And then without a mortgage it would be easy. But I don't think we have anywhere near enough equity. I can cost out groundworks easy enough but I have no idea about build costs above dpc.
Also looking at it I think 200m2 might be a bit of an overestimate. Currently have 3 bed 87m2 and don't need to near double it probably be quite happy with 120m2.

And for those that know is the same M2 cheaper as 1 or 2 stories ??

would've thought a single storey structure'd be a cheaper build ?
which part of Herefordshire?

 

[Smiffy]

would've thought a single storey structure'd be a cheaper build ?
which part of Herefordshire?

I really have no idea. I think there is bedrock quite close to the surface so potentially cheaper to go up but it's way outside my field.

It would be just east of leominster.

 

[bobthebuilder]

If you did groundworks and tiding up ,and general stuff ,you would get a basic construction house ,block and block ,plastic windows etc 200 grand plus planning fees

 

[6feetdown]

I'm guesstimating at anywhere between 1550 to 3500 per m2 depending on finishes for a complete build

 

[V8Druid]

if i was doing a new build SIPs'd be my choice ... build big box .. cut in doors/windows as required, clad as desired ... can even use SIPs for the roof ... used to do a lot for one of Kingspan's subsidiaries and they have a lot of on line info. re. SIPs

Structural Insulated Panels (SIPs)

Structural Insulated Panel (SIP) technology is the next generation of timber based construction.

www.kingspan.com

TEK Building System

High performance structural insulated panels

www.kingspan.com

 

[Smiffy]

I'm guesstimating at anywhere between 1550 to 3500 per m2 depending on finishes for a complete build

Would be "developer" specs.
Free standing appliances.
White faceplates and switches
White window frames
Shaker cabinets and laminate kitchen tops.
Would most likely be UFH with heat pump. And solar panels. But maybe not straight away for solar.
No garage
Would be rectangular with single pent roof.
If I could do 120m2 for £1550 a M2 it would probably be something I could do.
The Mrs isn't so sure.

 

[JD450A]

£3000-£5000 sqm round here.

 

[V8Druid]

£3000-£5000 sqm round here.

well that's bought the plot, now what about the build cost Rory?

 

[JD450A]

well that's bought the plot, now what about the build cost Rory?

No, that's after the plot.

 

[Giles]

Current extension cost is 2500-3200 for single story

My 87m single story extension is costs me doing it myself about £180k for the downstairs bit but that’s bit higher end than you but I’ve done all the building work myself or my subbies

My mate having similar 1 mile away, 2 quotes £280k no kitchen allowance and £315k (15k kitchen allowiance)

My kitchen is costing 47k for similar extension fyi that’s included in my costs

My labourer having a bog standard wren sh1t box kitchen only about 9 units in it it’s still 14k

If you are talking 120m2 in herefordshire I’d say you’d be looking at 300k even at basic spec

Asked ai

Realistic All-In Project Budget (Excluding Land)

For a fully finished turnkey house:
£220k–£300k+ is often more realistic once everything is included.

If you want, I can break that down into a developer-style budget estimate line by line for a 120m² house so you can see where every pound goes.

Extra
Typical Allowance
Architect / engineer / planning / building regs
8–15% of build
Utility connections
£10k–25k+
Driveways / patios / fencing / landscaping
£10k–30k
Contingency
10% recommended

 

[Giles]

We’ve got a bit of land in Herefordshire from my wife’s side 7.5 acre plot left from 10 that we sold 2.5 acres of with pp for 5 modern barn houses and another 4 acre plot next to a field neighbour just got pp for 10 houses on so in future I’m going be down that way building some houses

 

[Jimoz]

We've just got a plot for a 4 bed which we are changing planning on. Initially we were going to look at around 200m2 but thats turned into 155m2 now. Its pretty much the same footprint as the existing permission. We were in a 90m2 3 bed similar to yourself, sold it and now in a 150m2 place plenty big enough for us but each to their own.

As to costs I've got a figure of 300k in my head to build and I'm hoping I get a decent chunk of change out of that but who knows. So 2000 per m2. One thing I do know there's no money in that game nowadays unless your winning the plots for nowt. Sales prices round here 3500m2 so with build costs at 2k doesn't leave you much to buy land and make owt. Luckily for us its just for our home so not particularly bothered if it costs what its worth at the end.

ICF is supposed to be good but one thing I'd say is if you (and any potential future buyers) want access to the full range of finance and insurance id stick to traditional or standard timber frame. If cash and not worrying about selling then do as you please. Bungalows supposed to be more expensive as double the groundworks and roof for given area, probably less so if your in the trade. I built our last bungalow for around 1000m2 5 years ago to a decent spec, better than developer spec.

 

[Jimoz]

No, that's after the plot.

Is that just build costs round your way?! What do houses fetch per m?

 

[Smiffy]

We've just got a plot for a 4 bed which we are changing planning on. Initially we were going to look at around 200m2 but thats turned into 155m2 now. Its pretty much the same footprint as the existing permission. We were in a 90m2 3 bed similar to yourself, sold it and now in a 150m2 place plenty big enough for us but each to their own.

As to costs I've got a figure of 300k in my head to build and I'm hoping I get a decent chunk of change out of that but who knows. So 2000 per m2. One thing I do know there's no money in that game nowadays unless your winning the plots for nowt. Sales prices round here 3500m2 so with build costs at 2k doesn't leave you much to buy land and make owt. Luckily for us its just for our home so not particularly bothered if it costs what its worth at the end.

ICF is supposed to be good but one thing I'd say is if you (and any potential future buyers) want access to the full range of finance and insurance id stick to traditional or standard timber frame. If cash and not worrying about selling then do as you please. Bungalows supposed to be more expensive as double the groundworks and roof for given area, probably less so if your in the trade. I built our last bungalow for around 1000m2 5 years ago to a decent spec, better than developer spec.

Thanks Jim that's really helpful.
I am looking at the Scandinavian tongue and groove log cabins. Would allow me to build the shell myself and be easily coated. I know some people living in them and are very happy with them but as said they are farmers so not sure if there thoughts would align with anyone in the construction industry.

Log Cabin House INGRID (44 mm + Cladding), 170 m²

Log Cabin House INGRID (44 mm + Cladding), 170 m² | Our wooden house INGRID is the largest house in our Scandinavian-inspired collection. Natural wooden ae

www.quick-garden.co.uk

That would get me a watertight shell for £70000 materials cost.
Probably need several grands worth of paint to make it last but could swap the wooden cladding out for something cementios.
Should also make groundworks cheaper as a lighter more flexible build.

 

[JD450A]

Is that just build costs round your way?! What do houses fetch per m?

No idea on what they fetch, but yes average build costs.

 

[Jimoz]

No idea on what they fetch, but yes average build costs.

Had a look can be upto 6.5k m2!