Despite 32% of people expressing an interest in designing and building their own homes, very few are willing to take on the financial burden of a self build project. It’s clear that building a house requires significant investment, but exactly how much does it cost to build a house? In this article, we’ll use our expertise as the leading quantity surveyors in London to answer all of your cost-based construction questions and clarify each investment area required in a self build project.
Pricing Guide: How Much Does It Cost To Build A House?
From plots to service connections, floor structures to roofing, there are so many moving parts involved in building a house it can be difficult to keep track of them all. That’s why we’ve broken this guide down into six areas of construction that are essential to the framework of any house. This should allow you to calculate a base cost for your self build. Additionally, we’ve included some tips to help with your budgeting so your project is sensible and cost-effective. So, if you’re considering a self build of your own and want to keep costs at a minimum, keep reading.
- How Much Should I Spend On Building A House?
- How Much Does A Self Build Plot Cost?
- How Do Different Construction Methods Impact Build Cost?
- How Much Do Different Building Materials Cost?
- How Much Does A Roof Cost?
- How Much Do The Walls And Ceilings Cost?
- How Much Does The Floor Structure Cost?
- How Much Would It Cost To Build A House In Total?
How Much Should I Spend On Building A House?
Self building is a very personalised experience, so the costs between projects can differ massively. That’s why you’ll need an intricate understanding of your finances to establish a reasonable budget. Start by collating your savings and any equity you have in existing property(s). With this number in mind, decide how much you want to dedicate to this project and how much you’ll have to adjust your living circumstances to move forward with the self build.
If you plan on building your own home, you’ll have access to a self build mortgage. This differs from a conventional mortgage because you’ll receive the funds in stages as different elements of the build are completed. This loan format reduces the lender’s risk and ensures the money is spent as planned. Different lenders will release the funds at different times, but you’ll typically receive the first payment when you buy the land.
These figures, combined, will provide a rough construction budget for your self build and allow you to decide whether it’s reasonable and affordable in your circumstances. As the project progresses, you’ll need a more accurate budget, which our quantity surveyors at Bhangals Construction Consultants can help you with.
How Much Does A Self Build Plot Cost?
The first of the key investment areas we’ll address in this article is purchasing a self build plot. The price of a plot of land is massively influenced by its location. Tools like plotfinder.net and plotbrowser.com will help you understand how plot prices vary throughout the country. Typically, land increases in value the closer you get to a city. Additionally, factors like topography, water supply, and accessibility will all influence land cost.
While it’s very difficult to determine the average cost of land in the UK because no two plots are the same, the most recent survey from the National Custom and Self Building Association (NaCSBA) suggests that most building plots cost £100,000-£299,000.
How Do Different Construction Methods Impact Build Cost?
A significant amount of the money you spend on a self build project will depend on the construction systems you use. While some systems may cost more than others, they might end up saving you money by reducing the build timeline. Here’s an example of how different methods can play a key role in your project coming in under or over budget:
- Using concrete blockwork for the external walls and ground floor partitions, with timber partitions on the first floor, will cost an average of £40,500-£47,000.
- The same process with an oak frame construction method could cost as much as 40-50% more than concrete blockwork and add £19,000-£22,000 to the construction costs.
- Other methods like structural insulated panels (SIPs) and insulated concrete formwork (ICF) are 5-20% more expensive than blockwork (adding £3,000-£9,000 to overall construction costs) but are likely to cut build time and reduce the need for insulation later in the build.
How Much Do Different Building Materials Cost?
Similarly to construction methods, construction materials will massively influence the cost of any self build project. Below, we’ve broken down how a few of the most common finishes will impact your told expenditure. Our estimates are based on a build cost of £312,000.
Brick
Typically, constructing with brick will cost around £20,000 or 6-7% of your total budget. However, there are many brick types available in construction, and bricklayers charge different amounts throughout the country. Stock bricks cost between £550-£650 per 1000 bricks, while character bricks (like reclaimed bricks) are more likely to cost between £1600-£2100. Not only this, but character bricks are more difficult to lay as they can be irregular in shape, so labour is likely to cost more.
Stone
Natural bricks are usually built against a backing block to form the outer layer of a cavity wall. They’re more expensive than stock bricks but similar in price to handmade bricks. You can expect natural stone on the exterior of blockwork to add around £50/m².
Rendering
Rendering is a popular and cost-effective way to improve a property’s exterior without the labour and costs associated with brickwork or natural stone. Sand and cement rendering using white cement and local sand is likely to cost around £40/m².
How Much Does A Roof Cost?
There are many different roof types, each at a different price point, but generally, roof costs consist of:
- The structure
- Insulation
- Felt and battens
- Roof covering
- Detailings
Typically, the more complex the roof structure, the higher the cost. That’s why a simple rectangular-format low-pitched roof that uses less timber is likely to be the cheapest option. Steeper roofs are more expensive to construct, so increasing the roof pitch by 5% will likely double the cost.
Large-format interlocking concrete roof tiles are the cheapest option, coming in at around £35-40/m². Natural slate tiles are significantly more expensive, and you can expect to pay £75-85/m² with labour included. Plain clay tiles are at the top end of the pay scale as they cost £125-135/m².
How Much Do The Walls And Ceilings Cost?
The two options for internal partition walls are blockwork and timber frame. Fortunately, both cost similar amounts, so the decision is usually down to the self builder preference. As for the wall finishes, emulsion paint throughout with minimal tiling to the kitchen and bathrooms will cost around £151/m². For a house with plenty of tiling and wallpaper, the cost will likely increase to around £200/m².
The amount you spend on the ceilings depends on your chosen height and finish. The standard ceiling height is 2.4m, and costs will increase by around 1.6% for each 100mm you add to that height. In most houses, the ceilings are covered with plasterboard before being plastered and painted. This kind of finish will cost £60-65/m², but these costs will increase if you opt for a more decorative option.
How Much Does The Floor Structure Cost?
When it comes to floor structure, there are three main choices: concrete oversite slab, suspended concrete (beam and block) or suspended timber. On the ground floor, a concrete oversite slab will likely cost between £120-170/m² while a pre-cast beam and block floor will come in at around £170-220/m².
For first floors, it’s common practice to use softwood joists covered with flooring-grade chipboard, which usually costs £35–£40/m². Many self builders opt for engineered joists to improve stability and avoid squeaky floors, but this is likely to increase your costs by £3-4/m².
How Much Would It Cost To Build A House In Total?
The total cost of any self build project is almost impossible to determine as the preferences and circumstances of those building the home are never the same. That said, the current average cost to build a home in the UK is between £1,750 and £4,000/m². As discussed previously, these figures are hugely dependent on a number of variables, including size, location and materials used. For a more accurate estimate of the costs involved in your build, discuss your project with our team of experts at Bhangals.
Get Building With Bhangals
Building your own house is a huge commitment with plenty to consider, so it’s essential that you fully understand the finances involved before construction begins. If you’re looking for quantity surveying services in London to support with your self build project, don’t hesitate to get in touch with Bhangals. Our clients save an average of 27.8% on construction costs, and you could be the next to benefit.