How much does it really cost to build a house in the UK?
Building your own home is both exciting and rewarding. You get to pick virtually everything, from the shape and size of the property to fixtures, fittings, and fun and practical extras you might not find on properties already on the market.
However, it’s obviously not smart to embark on a self-build project without understanding the cost of everything.
Whether you’re imagining a cosy cottage or a modern masterpiece, knowing what to expect financially can help you plan more effectively and swerve surprises on the way.
This article will explain the key factors influencing the cost of building a house in the UK, giving you a solid foundation for making informed decisions.
The average cost of building a house UK per square metre
If you had to stick a pin in a middle-of-the-road figure for building a house, it’d be around £2,200+ per square metre.
Using an average cost of £2,200 per square metre, the construction and fit-out costs for a relatively large 3 to 4-bed family home of 200m² would be around £440,000.
This budget would allow for a higher quality home than a typical new build by a developer, but keep in mind that it doesn't include the cost of land, design fees, or other associated expenses.
It's important to note that this is just a starting point. The cost could be significantly lower – around £1,750 per square metre – in areas of the UK where land and build costs are cheaper.
On the other hand, if you're aiming for a high-spec property or want to outsource the entire project for a 'turnkey' solution, costs could rise to £3,000 to £4,000 per square metre or more.
The size of the property by area is the biggest predictor of cost.
The impact of land prices on total self-build costs
Let’s discuss land. As you probably already realise, land costs vary greatly across the UK, with London, the Southeast, and other prime locations commanding prices that can be two to three times the national average or more.
One popular rule of thumb is that building plots cost around 45% of the market value of a property built on the land.
For instance, if you’re looking into how much to build a 4-bedroom house valued at £400,000 on a 0.15-acre site, you could expect to pay some £180,000.
Newbuild plots vary widely, with premium plots in high-demand areas coming in at higher prices.
Example of self-build costs
We can also take a look at a real-life self-build example published in Build It magazine in 2024.
Jonathan and Joanna Lunn built a contemporary 238m² woodland house in the South Downs National Park. That’s a large property in a relatively expensive area.
The plot of land alone cost them £515,000, while the build cost was £1,108,000 (£4,655 per m²). This was a high-quality turnkey project, hence the higher price point.
Additional build costs to consider
When calculating how much to build a house, there are several non-building expenses you'll need to factor into your budget. These include:
Site preparation and demolition costs
Design fees
Planning applications fees
10-year warranty fees, e.g., with the NHBC
Survey fees (e.g., soil reports, ecological surveys)
Utility connections (e.g., setting up water, electricity, and gas)
Landscaping
Contingency fund
Professional self-building with Humphreys and Sons
While undoubtedly an exciting prospect, building your own home comes with its fair share of challenges – including proper budgeting.
At Humphreys and Sons, we make the entire self-build process smoother and more enjoyable – ultimately ensuring a higher-spec finish.
Based in London and Essex, we can assist in every step of your self-build project, from securing planning permission to managing the build and everything in between.
We offer a complete package with architects, party wall surveyors, and other experts in-house.
Want to learn more? Schedule a free consultation with us today, and let’s get the ball rolling on your self-build project.
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