Hello from West Somerset - looking to do extension on Grade II listed cottage

[NewBuildNewb89]

Hi everyone. Glad to have come across this forum.

 

My wife and I are looking to put an offer on this little cottage. It is Grade II listed but has planning permission for a much needed extension to be able to have a reasonable sized kitchen.

 

In the photos I have shown front of the house, back (where extension will be - not the best photo) and plan/elevation drawings of extension. Total footprint of the extension is ~12m.

 

Before we go ahead and put an offer we want to try and understand how much the extension might cost. Would £2k per square m plus £10k for a mid range kitchen (£34k total) be a reasonable ball park estimate or should we engage with builders to see if they will give us a quote? I'm just slightly worried that if we drag our feet too much it might get snapped up!

[Redbeard]

In my limited experience, while £2k/m2 (or 3) might work for a whole house you would not necessarily expect to achieve that for a smaller extension, as you haven't got enough area/volume for economies of scale to work.

[twice round the block]

Price to match the existing stonework may extend your budget.

 

Listed properties can put  potential buyers off.

[SteamyTea]

Do you still have to improve the thermal performance of the whole property when you add an extension?

 

I had a Grade 2 listed place in Weymouth 30 years ago.

Never again, unless I get first prize in the Euro lottery.

They seem to list any old common shit now.

Edited May 1, 2023 by SteamyTea

[NewBuildNewb89]

37 minutes ago, SteamyTea said:

Do you still have to improve the thermal performance of the whole property when you add an extension?

Not heard of this before. It's not on the planning consent.

[SteamyTea]

7 minutes ago, NewBuildNewb89 said:

Not heard of this before. It's not on the planning consent.

Check the building regs.

It maybe covered here.

[Mr Punter]

54 minutes ago, NewBuildNewb89 said:

Not heard of this before. It's not on the planning consent.

 

It is Building Regs that covers this.

 

You really need a quote from a builder for this or you could find out if the seller has any?  Unusual to get planning consent and not get a quote for the works.