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How Much Does It Cost to Build a House? (UK Guide)
On average, building a house in the UK costs between £1,750 and £3,000 per square metre, depending on location, design, materials, and who manages the project. That means a standard 3-bedroom 120m² home could cost anywhere from £210,000 to £360,000, before land costs.
But what does that money actually go towards? Below is a step-by-step guide to each stage of the build — what happens, what it costs, and what to expect.
Step-by-Step Guide to Building a House
1. Design Stage
What happens: You work with an architect or designer to create house plans, floor layouts, and elevations. You’ll finalise room sizes, materials, and external style.
What to expect:
Initial sketches and site analysis
3D visuals or CAD drawings
Structural calculations
Budget estimates and layout planning
Estimated cost: £3,000–£8,000 (more for bespoke or complex designs)
2. Planning Permission
What happens: You submit your plans to the local council for approval. This includes applying for planning permission and possibly building regulation pre-approval.
What to expect:
A wait of 8–12 weeks for decision
Possible objections from neighbours
May require revisions or amendments
Estimated cost: £500–£2,000 (including fees and drawings)
3. Groundworks
What happens: The site is cleared and prepared. This includes excavation, drainage, levelling, and laying foundations.
What to expect:
Heavy machinery on-site
Trenching for pipes and footings
Concrete poured for the foundation
Estimated cost: £10,000–£30,000 depending on site conditions
4. Main Construction (Superstructure)
What happens: The frame, walls, floors, and roof structure are built.
What to expect:
Brick/blockwork or timber frame erected
Roof trusses installed
Windows and doors fitted
Estimated cost: £70,000–£120,000
5. First Fix
What happens: Internal wiring, plumbing, and basic infrastructure is installed before plastering.
What to expect:
Electrical cabling
Pipework and drainage
Boiler or heating system prepared
Stud walls erected
Estimated cost: £20,000–£35,000
6. Second Fix
What happens: Final electrical, heating, and plumbing fixtures are added after walls are plastered.
What to expect:
Light switches and plug sockets installed
Radiators and bathroom suites fitted
Kitchen units installed
Estimated cost: £15,000–£30,000
7. Plastering, Painting & Decorating
What happens: Walls are plastered and finished, followed by decorating and internal painting.
What to expect:
Smooth internal finishes
Skirting, architraves, and doors fitted
Painting of walls, ceilings, and trim
Estimated cost: £7,000–£15,000
8. Flooring and Furnishing
What happens: Flooring is laid throughout, and fitted furniture or appliances are added.
What to expect:
Carpet, wood, laminate or tiles
White goods and fitted storage installed
Estimated cost: £10,000–£20,000+
9. Landscaping and External Work
What happens: Garden, driveway, fencing, and any outdoor features are completed.
What to expect:
Laying turf or paving
Driveway gravel or tarmac
Gates, walls, and fencing
Estimated cost: £5,000–£15,000
Estimated Cost Per Stage (League Table)
Stage | Approximate Cost |
|---|---|
Construction (Main Build) | £70,000–£120,000 |
Groundworks | £10,000–£30,000 |
First Fix | £20,000–£35,000 |
Second Fix | £15,000–£30,000 |
Design & Planning | £3,500–£10,000 |
Plastering & Decorating | £7,000–£15,000 |
Flooring & Furnishing | £10,000–£20,000 |
Landscaping | £5,000–£15,000 |
Cost Comparison Chart (Pie Breakdown)
Proportional cost based on £250,000 build:
Construction: 40%
Groundworks: 12%
First Fix: 14%
Second Fix: 12%
Design & Planning: 4%
Decorating & Painting: 6%
Flooring & Furnishings: 8%
Landscaping & External: 4%
Cost Comparison: Self-Build vs Project Managed vs Building Company
Build Route | Cost Estimate (120m² home) | Pros | Cons |
|---|---|---|---|
Self-Build | £200,000–£260,000 | Lowest cost, full control | Very time-consuming, stressful, high risk of error |
Project Managed (by you) | £230,000–£280,000 | Cheaper than full-service, you hire trades | Still requires significant time and oversight |
Building Company (Turnkey) | £260,000–£320,000 | Least stress, one point of contact | Most expensive, less control over details |
Tips to Save Money When Building a House
Choose a simple design
Complex shapes, multiple roof levels, and awkward layouts increase both labour and materials costs. Stick to rectangular footprints and pitched roofs for cost-efficiency.Do some of the work yourself (carefully)
Painting, decorating, and basic landscaping can be done DIY. Avoid electrics or plumbing unless you're qualified.Source your own materials
You can often save by sourcing kitchens, tiles, and flooring directly rather than through your builder. Just ensure what you buy is compatible with the build schedule.Shop around for trades
Get at least 3 quotes for each trade. Cheapest isn’t always best — go for experience and reliability.Buy land wisely
Land cost is one of the biggest expenses. Choose plots with outline planning permission, good access, and minimal ground prep needs.
Common Mistakes to Avoid
Starting without full planning permission
Underestimating costs or running out of contingency fund
Not hiring a Quantity Surveyor (QS) if managing the build
Failing to factor in VAT (especially on materials)
Changing the design mid-build (this causes delays and budget overruns)
Not checking contracts or insurance with tradespeople
Skipping soil tests or surveys before groundwork
Building vs Buying: Which Is Better?
Aspect | Building Your Own Home | Buying a Completed Home |
|---|---|---|
Cost | Can be cheaper per m², if well managed | Easier to budget, but often higher per m² |
Customisation | Complete control over design | Limited to existing layout or renovations |
Stress | High – complex decisions, time-consuming | Lower – especially with chain-free new builds |
Timeline | Can take 12–24 months | Much faster – weeks to a few months |
Value Added | Can increase significantly if done well | Usually steady unless area rises in value |
The Importance of Building Regulations
Building Regulations ensure your home is safe, energy-efficient, and legally compliant. You must get sign-off at key stages. If not, you could face legal issues, resale complications, or even have to tear down non-compliant work.
Building Regulation Stages (With Explanation)
Site Inspection – Ensures site safety before work starts
Foundations – Checked before pouring concrete
Drainage – Underground pipes inspected before backfilling
Damp Proof Course – Must be visible and properly installed
Floor Insulation – Checked before screed is laid
Structural Frame – Roof structure, wall ties, joists checked
First Fix – Wiring, plumbing, and ventilation layouts inspected
Insulation & Energy Checks – U-values and materials confirmed
Second Fix – Sockets, switches, boilers checked
Completion Certificate – Final check before sign-off and moving in
Final Thought
Building a house is one of the most rewarding — and complex — projects you’ll ever undertake. Whether you’re project managing, going DIY, or hiring a building company, careful planning and smart budgeting are essential. With the right professionals and a solid understanding of the process, you’ll end up with a home that’s tailored to your needs — and built to last.