How Much Does It Cost to Build a House in the UK?

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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.