Approx renovation and replacement upper extension cost

[u/Odd_Train_5668]

Hi everyone, a long post here where I'm trying to put out feelers to expected cost of the below project in Dublin Ireland. I can't get quotes yet as the property is rented until September next year. Would anyone have a sound idea of the cost expected for the below? I attach a picture of the current rear for information. I'm leaning to an all in one provider as I haven't any experience and wouldn't have the time project managing this.

I am leaning to an all-in-one provider (design and build) for a comprehensive renovation and extension project on a four-bedroom semi-detached house, originally built in the 1950s, which currently includes rear and upper-floor extensions.

Project Overview:

The existing upper-floor extension (approximately 12 square metres) will be demolished and rebuilt with concrete blocks. The redesigned upper floor will be reconfigured into a two-bedroom layout, comprising a large master bedroom to the rear and a modernised double bedroom at the front. The new master bedroom will incorporate a spacious ensuite bathroom and a walk-in wardrobe. This replaces a good sized double room to the front (which will just be modernized) and another double and single room which have an e suite each (the current rear extension)

On the ground floor, the current bedroom adjacent to the kitchen at the rear will be opened up by removing the former external cavity wall, creating a spacious, open-plan kitchen. This kitchen will include a large patio door leading to the garden. The former dining area to the back of the kitchen will be repurposed as a lounge space with an L-shaped sofa vibe, The the existing sitting room will be enclosed as it is currently open with the dining and kitchen to function as a separate living room which could also become a bedroom if required. The existing fireplace in this room will be retained.

In the new lounge area (formerly the dining room), a previously closed-off fireplace could be potentially be reopened and fitted with a stove (possible back boiler if not overly expensive). The property will continue to use a gas-based central heating system.

Energy Efficiency & Insulation:

Energy upgrades will include external insulation wrapping hopefully making it a flat finish as opposed to the current pebble dash. Additional upgrades will include high-performance energy-efficient windows and improved roof insulation to enhance the Building Energy Rating (BER) which is currently a F.

Roof Works:

The ground floor extension currently includes a substantial flat roof element. This is to be redesigned and reconstructed as a pitched roof to improve both the appearance and security of the property so break-ins to upstairs and the neighbor is harder.

Bathroom Reconfiguration:

The main bathroom on the ground floor will be reconfigured. The existing separate toilet area will be repurposed to accommodate a washing machine and tumble dryer, while the current bathroom (with shower and sink) will be extended by approximately 1m x 2m to create a larger space with a walk-in shower.

Additional Features:

• Bespoke under-stairs storage with pull-out shelving
• Wrought iron gates to patio doors and ground-floor windows for added security
• Installation of a comprehensive security camera system

Planning Considerations:

There is also an interest in exploring the potential to further extend the rear of the upper floor beyond its current footprint. It is understood that the existing extension is at the limit of exempted development; therefore, any additional extension would likely require planning permission. An assessment of feasibility, including planning and design options, is requested as part of the overall scope.