If you’ve ever imagined building your own home, you’re not alone. From choosing your layout to selecting the finishes, building a home from scratch gives you freedom and flexibility that buying one might not. But before you get too far into plans and Pinterest boards, there’s one big question to answer: how much does it cost to build a house in the UK?
This guide gives you a clear idea of what it typically costs to build a home, what can push those numbers up or down, and the extra costs that are often overlooked.
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Why understanding build costs matters
Understanding the true cost of building a house is an important part of planning. Construction prices have increased in recent years due to inflation, rising material costs, and labour pressures. Using current figures from the outset gives you a more accurate budget and helps reduce the risk of unexpected expenses later.
Average cost to build a house
Building costs can vary widely depending on location, design, materials, and who manages the project. However, based on industry data from active self-build projects across the UK, here’s an indicative average of what many people are currently paying per square metre to construct a home. These figures are a useful starting point for early planning but should always be refined with professional quotes tailored to your specific site and design.
| Build specification |
Average cost per m² |
100 m² example (3-bed home) |
| Basic build | £1,800 – £2,200 | £180,000 – £220,000 |
| Mid-range spec | £2,300 – £2,800 | £230,000 – £280,000 |
| High-end or complex | £3,000 – £3,500+ | £300,000 – £350,000+ |
Most people building their own home fall into the mid-range bracket, especially when factoring in modern kitchens, bathrooms, and insulation standards. So, if you’re working with a 100 m² floor plan (roughly the size of a typical three-bedroom house), you’re likely looking at a build cost of around £250,000, excluding the land.
What affects the final build cost?
Several factors influence how much it will cost to build your home. Here are some of the most common considerations:
- Location – Labour and material costs can vary depending on local demand, availability of trades, and supply chain logistics.
- Design – Simple, well-proportioned layouts (such as squares or rectangles) are usually more cost-effective to build than complex or irregular designs.
- Specification – Opting for standard materials and finishes can help you stay within budget, while custom features and high-tech additions will increase overall costs.
- Site conditions – Sloping land, unstable ground, or poor soil quality may require additional groundwork and structural support.
- Access to the site – Plots that are difficult to reach with machinery or delivery vehicles can lead to extra labour and transport costs.
Related: Everything you need to know before buying a new build
What’s included in the build cost?
When we talk about build cost, we’re referring to the physical construction – the shell, structure, roofing, plastering, wiring, plumbing, and internal finishes.
Here’s a general breakdown of where the money goes:
- Foundations and groundwork: 10–15%
- Structural frame and walls: 25–30%
- Windows, doors, and glazing: 10%
- Internal finishes like plaster and flooring: 10–15%
- Kitchens and bathrooms: 10–15%
- Electrics, plumbing, and heating: 15–20%
These figures do not include VAT and exclude costs like land purchase, planning, or professional services.
Don’t forget the extras
Aside from the construction itself, you’ll need to budget for:
- Land purchase and legal fees
- Stamp Duty on the land
- Planning application fees and surveys
- Site insurance and warranties
- Utility connections (electricity, water, gas, drainage)
- Driveways, fencing, patios, and landscaping
It’s wise to set aside at least 10 to 15% contingency for unexpected costs like weather delays or site conditions.
Related: Home insurance: Everything you need to know
Build routes: self-build, turnkey, or modular?
The method you choose to build your home will also influence the cost.
- Self-build – You hire contractors and manage the project. This gives you control and can save money, but requires more time and involvement.
- Turnkey developer – A single company handles the entire build for you. This is easier but often comes at a higher price.
- Modular build – These homes are built off-site and assembled quickly. Costs are more predictable, though customisation may be limited.
What about energy efficiency?
Many self-builders today are choosing energy-saving features like triple glazing, air source heat pumps, solar panels, and high-grade insulation. These may raise your initial build cost, but they reduce your long-term bills and increase the home’s value.
You might also be eligible for reduced VAT or government-backed incentives, so it’s worth checking the guidance on GOV.UK before making final decisions.
Related: What is the average energy bill in the UK
Bringing the costs into focus
You can expect to pay between £2,300 and £2,800 per square metre for a mid-range home. That brings the total for a typical 100 m² three-bedroom house to around £250,000 for construction alone.
Add in the cost of land, planning, landscaping, and professional fees, and your overall budget could reach £300,000 to £400,000 depending on location and choices. While that’s no small sum, for many people it’s a fair price to pay for the home you always wanted.
If you’re thinking about building your own home and want expert advice to help you get started, get in touch with your nearest Martin & Co branch for guidance, trusted contacts, and support at every step of your self-build journey.
