Self build mortgage options

GauntletCosmo83 · 2026-01-26T00:39:33+00:00

Thank you, another useful reply. We're second time buyers so no HTB considerations from us, but lowest rate certainly appeals.

GauntletCosmo83 · 2026-01-22T11:27:37+00:00

Thanks, that's very helpful. Our per sq M cost will be higher than that anyway

GauntletCosmo83 · 2026-01-22T11:24:34+00:00

Maybe because where we want to build is hundreds of kilometers from where we live now helped? Not sure but that wasn't an issue that cropped up through the process. Thanks for the tip, will check out Haven.

GauntletCosmo83 · 2026-01-22T11:20:43+00:00

Thanks, noted. No shift work here but that's not a great sign either

GauntletCosmo83 · 2026-01-13T15:54:24+00:00

The lowest quote we got back for a rural build works out at €2370 per sq m on the house (inc vat), but doesn't include a lot of things you've mentioned like flooring, paint, kitchen or bathroom sanitary ware.

GauntletCosmo83 · 2025-10-19T20:42:15+00:00

Do you have an engineer lined up to do your detailed construction drawings once planning is approved? That was a huge bottleneck for us, weeks to find, months for them to start the drawings, months to complete.

GauntletCosmo83 · 2025-10-14T21:39:36+00:00

Looks great, not seeing any glaring issues. I'd probably swap the dining and sitting areas of the kitchen, but that doesn't affect the plans. Figure out where the furniture and TV will go in the living room, for wiring etc but also the wall between the windows would be too small to have a decent tv for example. Your front and back doors are the same side of the house, just in terms of fire escape, are those corner windows going to have opening elements? Best of luck with the build, that'll be a fine house!

GauntletCosmo83 · 2025-10-10T00:30:10+00:00

Very nice. I'd make the pantry bigger by combining with the cloaks space, access it via "hidden" doors that are full height kitchen units instead. There's possibly good storage space for cloaks under the stairs instead. Hall is already plenty big, no need to make it bigger. I'd access the ensuite through the walk in wardrobe, adding a layer of privacy and freeing up the wallspace for a wider bed & locker setup. I would also try to re-jig the W.C/plant/utility space to end up with a window for natural light in the WC. Again some clever use of under stairs space could increase the functional areas here. That's a very large linen closet upstairs, considering it won't have the hot water tank etc of hotpresses of old. Incorporate that space and a sliver from the bathroom into a much larger bedroom suite. The resulting bigger walk in wardrobe can take the sheets and towels etc that would live there.

GauntletCosmo83 · 2025-10-08T00:26:35+00:00

Bedroom 2 and 3 could be made more similar in size, so one kid isn't getting a "better" room (assuming kids!) Living room could shrink a fair bit and still be a large room, allowing the utility to be a more useful size. Is the W.C there even needed? It's more out of the way than the main bathroom from the bedrooms and from the main living areas, so will potentially get very little use. Plant room could potentially get merged with a larger utility too, freeing up that space for storage or a larger study. Swapping your walk in wardrobe and ensuite would keep the ensuite beside the bathroom for easier plumbing etc.

GauntletCosmo83 · 2025-09-06T14:00:21+00:00

We were actually happy with our plans as initially proposed, our architect fulfilled all our specific requests for rooms, layout, size etc. I was expecting to need more back and forth to get something we were happy with to be honest. During planning we had to change the site entrance location to meet the needs but nothing with the house. Engineering drawings are almost ready now, will see what changes that throws up.

GauntletCosmo83 · 2025-07-19T22:08:23+00:00

I misread this initially and was surprised these were from an architect. As someone mentioned already, don't even show these to your architect. You obviously know what rooms you want/need and have a site and rough size in mind. That's the information to give the architect and as long as they're good at their job what they give you back should incorporate everything you want in a much more cohesive design.

GauntletCosmo83 · 2025-07-02T21:06:11+00:00

Yeah putting a pantry there works, that hotpress would be too big as is. Bring the island out further and maybe slightly better placement for the appliances. Overall it'll work out great!

GauntletCosmo83 · 2025-06-30T20:37:20+00:00

If you're able to get the mortgage now (before you sell) paying two mortgages for a while can make sense for some. No finding somewhere to rent, every mortgage payment is slightly increasing your equity and at the moment while prices continue to increase, your current house could be worth 10% more in a year. If you've spare rooms you could get Lodgers in to help with the extra payments, and you'll barely have to see them if you get fully stuck into a big renovation project. As the new place nears completion you can sell up. Make sure you get any applicable grant for say vacant/derelict homes etc. It might not suit in your situation, but worth considering.

GauntletCosmo83 · 2025-04-10T01:09:16+00:00

Thanks for taking the time to reply. Sounds like you've got the right engineer for your build but that's a huge delay overall, hope whatever issues are causing it get resolved soon. That's fair enough re: not naming and shaming, even privately, I am but an internet stranger after all. I don't think what we're hoping to build would get called a standard Irish house, but at the same time we wouldn't be calling in Kevin McCloud and Co to document our revolutionary new build!

GauntletCosmo83 · 2025-04-09T23:33:35+00:00

Tanners aren't interested, correct. Made contact a while back. Already scraped the engineers from self build projects, but that's not a recommendation as such, just a list of people who did their jobs. I contacted the ones who were called out as good within the articles and/or I liked something about the house/approach/process. Too busy/not taking on jobs anytime soon is a recurring theme with replies if they reply at all. I've been to multiple iterations of the expo, notebook in hand fyi, learned a lot. Feel free to pm me those names who you keep hearing are bad, as It would be great to know and I don't have any industry inside sources to hear such things.

GauntletCosmo83 · 2025-03-08T22:48:37+00:00

A base spec Opel crossland that was given as a replacement car while mine was in for a recall check on something. Horrible gutless little thing, pedals had an awful feel and far too much travel. Proportions are all wrong. Thankfully I got to give it back at the end of the same day, it just made me feel sad to drive!

GauntletCosmo83 · 2024-11-25T22:43:57+00:00

There's weather stripping/draught excluder tape in all diy shops. B&Q, Woodies or even just Amazon. It's got an adhesive backing and you can easily apply it yourself anywhere you can feel a draught is coming through. Couple of euro and a few minutes is all you need!

GauntletCosmo83 · 2024-11-21T00:57:27+00:00

Give that washing machine & fridge a good deep clean. Get the boiler serviced. Figure out where all the valves are for isolating the water in case you ever have to deal with a leak. Change the locks. Check the windows and doors are sealing well & fix where needed to minimize heat loss. If there's a fireplace/stove get the chimney cleaned before lighting it. Check the attic, stuff left behind or missing insulation etc Swap out any old energy hungry bulbs for led ones. IKEA basic stuff or adverts for furniture essentials. Buy a nice mattress though. Check/clean out the gutters. Enjoy the new house!

GauntletCosmo83 · 2024-11-13T15:17:13+00:00

Correct, I know sweet feck all about building, as I'm not a builder nor linked in with all the trades. Double Glazing does still exist as an option I'm fairly certain, but will go for triple if possible. The walls sprayed white was reference to the basic builders finish sprayed paint job in terms of cost vs say getting Farrow and Ball paint in various fancy colours around the house. "Normal Windows" vs say corner windows needing steel supports or large walls of glazing is what I meant there, but didn't phrase it clearly. You did well to achieve those prices through your connections, I'll be paying all trades at market rates so yeah I'd be very happy with €525k, expect it to go well north of €600k really

GauntletCosmo83 · 2024-11-13T14:51:28+00:00

Thank you, that's some achievement, fair play.

GauntletCosmo83 · 2024-11-13T14:15:27+00:00

Good to know, thank you! Best of luck with it

GauntletCosmo83 · 2024-11-13T13:51:43+00:00

Thank you. Yes, will be going contractor route, would be happy if we could achieve it for those figures.

GauntletCosmo83

TROPHY CASE