House Extension Prices Dublin Ireland

house extensionHi folks,
we did a quick survey of house extension prices with some of our tradesmen in Dublin yesterday.  The question was how much would it cost for an average 40m2 single story rear extension with apex roof finished to a good standard and ready to furnish?  Here is a sample of the replies below:-

Tomas O: €23,000, price is exclusive of VAT at 13.5% and doesn’t include a kitchen or under floor heating.
David F: About €27,000 including VAT
Jason B: €27,000
Keith M: Just under 40,000 euro
Andy B: Between e1000 and e1400 a finished square meter depending on the spec ie. doors, skirting if there just pine or a solid oak or walnut for example.  If the client wants to do the build for as low as 600 a square meter you have to remember that the build would be a substandard build without the correct insulation and cheaper materials and for 600 a meter it would be bog standard with no extras like tiling or flooring and for roughly 35000 you would get a complete finish with a kitchen. Hope this is of help
Oliver H: €18,000
Nick B: About €40-45000.  I based it on current rates also my brother in law got 2 quotes for similar extension and both were about e1000 a sqm
Martin M: Approx e55k.. Drainage, ground ie.. Granite etc would have to be accounted for, plus.. Floor finishes etc
Graham B: We prefer to price on an individual basis as it allows us to quote our best price. However, on average a fully finished supreme standard would estimate €35,000 – €40,000. Ours would include flooring, and painting, rad, led downlights. All standard with ourselves. Inc of vat.  I always send a detailed itemised quote for anything i am pricing for. That way the customer knows exactly what is included and excluded. So far i have never had a dispute because of this.
Walter W: 45000 again all jobs are different.  I am 30years building and you can not do it for 23k
Oleg S: €48,000 to a good standard and ready to furnish .
Aaron G: €24,500 complete incl velux etc.
Jason W: Around €40,000
Donncha L: €36,500
Greg M: €32K approx
Tiit T: €18,000-€22,000.  It does include materials and vat.But there is million questions which can add price significantly .is it bedroom or kitchen, or bedroom with e nsuite?Needs rsj or not. Doors windows can add 5-8 k easily. I have done one for 18,5 k and one for 36 k , same sqm. (28sqm)
Eddie T: Ball park €30k. Depends on the logistics of the job eg. Access and how deep are the foundations, although I am very reasonable. Don’t forget that’s without vat @ 13.5%

As you can see there is a big variety in the prices but always make sure to put quality ahead of price.  Some important tips are as follows, (a) get references, qualifications and insurance details from each contractor who quotes for the job, (b) make sure to have an independent certifier sign off on each stage of the build (c) only pay for each stage as it’s signed off by the certifier (d) consider using an escrow payment facility to manage the payments and to safeguard both you and the contractor.

I hope this helps some of you who are planning a house extension sometime in the future whether you want to make more room for the children, for your dining area or for a home office.  If you decide to go ahead with it be sure to post your house extension job here and get up to 4 quotes from rated tradesmen.

Oliver Dempsey

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About Oliver Dempsey

Owner and Managing Director at and contributor to the Blog DISCLAIMER: All content provided in my articles is for informational purposes only. The information contained in these articles has been obtained from research carried out by myself through online and offline sources and through other writers and contributors who provide me with content. While I am responsible for the final editing of each article and I do my best to verify the information, I do not make representations as to the accuracy or completeness of any information. Therefore you must not rely on the information contained in any of these articles and always make sure to seek the advice of a suitably qualified expert before embarking on any project.
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  • Patrick Cleary

    I have found that the more information you give builders at tender stage the more accurate your tender process should be. Asking how much a 40m2 extension costs is akin to asking how long is a piece of string. A good tender competition when a minimum of 4 builders are asked to quote should get you prices within 8% +/- of the average.  So the key to an accurate tender competition and the key to getting a good finished product with no ‘surprise extras’ is to have as much information as possible at the beginning for each contractor to base his/her price on. that way you are comparing apples with apples.
    I would always recommend talking to a Quantity Surveyor before sending out for prices as he/she will be able to ensure that you have all the necessary tender documents to get best value for you and a best finished product

  • tradesmen1

    that’s a good piece of advice Patrick, thanks for that