March 28th, 2025

There is a distinct shortage of bungalows in the UK, and the average price has tripled in the last 25 years, which is further exacerbated by a lack of new builds. In 1996, for example, 7% of new-build properties were bungalows, according to the National House Building Council; today, that figure has slowed to just 1%.

 

That drop can be largely attributed due to a shift in planning policy—there is a much greater focus on sustainability by making the best use of sites and reducing footprint (often through building larger dwellings and more storeys). However, while many developers focus on large-scale projects, building a bungalow remains an attractive option for self-builders or individual projects.

 

So, how much does it cost to build a bungalow?

 

Naturally, building costs vary by size, type, and complexity, so in this article, we’ll cover the cost of building a bungalow across various regions in the UK.

 

To give you an accurate view, we’ll compare the cost of building three different types of bungalows:

 

• Two-bedroom bungalow (90m2)
• Three-bedroom bungalow (100m2)
• Three-bedroom bungalow with garage and driveway (125m2)

 

We’ll delve into the cost breakdown for each bungalow by region. We’ll also review the average costs per sq metre, to ensure your project is accurately costed and to minimise overspend.

How Bungalow Construction Has Evolved In The UK

Historically, bungalows in the UK were often built as affordable homes using simple timber frame construction and trussed rafter roofs. This allowed for quick, low-cost builds.

However, with bungalows now in high demand—especially among downsizers and those seeking future-proof homes—developers are turning to more robust materials and modern construction techniques, such as insulated concrete formwork (ICF), structural insulated panels (SIPs), or high-spec masonry builds.

These methods improve energy efficiency, longevity, and design flexibility, but they can also push up the cost per square metre, meaning today’s bungalows are often anything but cheap.

Building A Bungalow Construction Cost Calculations

In terms of build specification, BuildPartner gives you three broad options to choose from:

 

• Low spec is a basic finish; e.g., Leyland, Everest, Wickes.
• Standard spec is a standard finish; e.g., Dulux, Hamilton, Slim Line.
• Premium spec is a high-spec finish; e.g., Farrow & Ball, Fine Line, Siemens.

 

To keep this comparison simple, we have chosen standard spec in all our cost estimations. In addition to this, we have also provided three different benchmarks to show the range you can expect amongst different contractors. These are:

 

• Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.

• Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.

• High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.

Cost Of Building A Two-Bed Bungalow (90m2)

Below is a table showing the average cost of building a two-bedroom bungalow (90m2) in the UK, comprising the following rooms:

• Two bedrooms
• Lounge
• Kitchen-diner
• Bathroom
• Cloakroom
• Pantry

Two-bed bungalow (90m2)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£167,924	£187,769	£206,088	£1,866	£2,086	£2,290
Greater London	£179,420	£201,153	£223,788	£1,994	£2,235	£2,487
Inner London	£183,517	£204,999	£213,678	£2,039	£2,278	£2,374
Midlands	£163,372	£182,679	£200,502	£1,815	£2,030	£2,228
North England	£160,384	£179,338	£196,834	£1,782	£1,993	£2,187
Northern Ireland	£165,666	£179,736	£202,203	£1,831	£1,997	£2,247
Scotland	£166,574	£186,261	£204,433	£1,851	£2,070	£2,271
South East	£162,780	£182,017	£201,946	£1,966	£2,198	£2,413
South West	£164,992	£189,182	£207,678	£1,880	£2,102	£2,308
Wales	£160,764	£179,764	£192,907	£1,786	£1,997	£2,143
Average	£167,539	£187,290	£205,006	£1,881	£2,099	£2,295

 

All costs exclude VAT.

 

Here’s what the data shows for the cost of building a two-bed bungalow (90m2):

 

• It costs 8% more to build a bungalow in Inner London than in other parts of the country.
• The minimum cost is £160,384, and the maximum cost is £223,788.
• The total average cost is £186,612, or £2,091 per square metre.

 

Start your free trial with BuildPartner today to get the most accurate estimate of your construction project.

 

Cost Of Building A Three-Bed Bungalow (100m2)

 

Below is a table showing the average cost of building a three-bedroom bungalow (100m2) in the UK, comprising the following rooms:

 

• • Three bedrooms
  • Lounge
  • Kitchen-diner
  • Bathroom
  • Cloakroom
  • Pantry
  • Separate WC

 

Three-bed bungalow (100m2)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£173,880	£194,429	£213,398	£1,739	£1,944	£2,134
Greater London	£185,807	£208,312	£231,980	£1,858	£2,083	£2,320
Inner London	£190,091	£212,335	£221,406	£1,901	£2,123	£2,214
Midlands	£169,139	£189,128	£207,580	£1,691	£1,891	£2,076
North England	£166,059	£185,684	£203,799	£1,661	£1,857	£2,038
Northern Ireland	£171,525	£186,071	£209,329	£1,706	£1,861	£2,093
Scotland	£172,484	£192,869	£211,686	£1,725	£1,929	£2,117
South East	£168,621	£188,548	£206,943	£1,833	£2,049	£2,249
South West	£170,846	£195,891	£215,044	£1,752	£1,959	£2,150
Wales	£166,470	£186,144	£199,780	£1,665	£1,861	£1,998
Average	£173,492	£193,941	£212,094	£1,753	£1,956	£2,139

 

All costs exclude VAT.

 

Here’s what the data shows for the cost of building a three-bed bungalow:

 

• The minimum cost is £166,059, and the maximum cost is £231,980.
• The total average cost is £193,176, or £1,949 per square metre.

 

Cost Of Building A Three-Bed Bungalow With Garage & Driveway (125m2)

 

Below is a table showing the average cost of building a three-bedroom bungalow (125m2) with a garage and driveway, comprising the following rooms:

 

• Three bedrooms
• Lounge
• Kitchen-diner
• Bathroom
• Cloakroom
• Pantry
• Separate WC
• Garage with a pitched roof
• Driveway

 

Three-bed bungalow w. garage/driveway (125m2)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£210,536	£235,418	£258,386	£1,684	£1,883	£2,067
Greater London	£224,699	£252,438	£279,803	£1,798	£2,020	£2,238
Inner London	£229,538	£257,061	£267,309	£1,836	£2,056	£2,138
Midlands	£204,775	£228,976	£251,315	£1,638	£1,832	£2,011
North England	£200,723	£224,445	£246,342	£1,606	£1,796	£1,971
Northern Ireland	£196,708	£219,956	£241,415	£1,574	£1,760	£1,931
Scotland	£207,615	£232,152	£254,801	£1,661	£1,857	£2,038
South East	£203,831	£227,920	£252,875	£1,631	£1,823	£2,023
South West	£206,747	£237,528	£260,748	£1,654	£1,900	£2,086
Wales	£201,032	£224,790	£241,241	£1,608	£1,798	£1,930
Average	£208,621	£234,068	£255,424	£1,669	£1,873	£2,043

 

All costs exclude VAT.

 

Here’s what the data shows for the cost of building a three-bed bungalow with a garage and driveway (125m2):

 

• The minimum cost is £196,708, and the maximum cost is £279,803.
• The total average cost is £232,704, or £1,862 per square metre.

 

Summary Of The Average Cost To Build A Bungalow

So, how much does it cost to build a bungalow in the UK? That depends largely on where you are building. If you’re building a bungalow in London, it will cost you an average of 13% more.

Based on the three types of bungalows covered in this article, you can expect building a bungalow to cost on average (when using a mid-benchmark contractor):

• Two-bed bungalow (90m2) – £187,290, or £2,099 per square metre.
• Three-bed bungalow (100m2) – £193,941, or £1,956 per square metre.
• Three-bed bungalow w. garage/driveway (125m2) – £234,068, or £1,873 per square metre.

Please remember that all costs exclude VAT.

 

Start your free trial with BuildPartner to get an accurate estimate of your construction project within minutes.

 

Frequently Asked Questions About Building A Bungalow

Here are some frequently asked questions about building a bungalow.

How long does it take to build a bungalow?

Building a three-bed bungalow (with a garage) takes an average of 26.85 weeks with an average of two tradespeople carrying out the work. The process begins with preliminaries, demolitions, and foundation work in the first six weeks, followed by the construction of structural elements, including steel supports, external walls, and roofing, which continues until approximately week 10. 

By weeks 9 to 16, windows, doors, drainage, heating, and electrical systems are installed. In the final stages, from weeks 16 to 27, work on joinery, decoration, fixtures, and external elements takes place.

 

What is the ideal size for a bungalow?

A typical two-bedroom bungalow is around 60–80m², while a three-bedroom design ranges from 90–120m². Adding a single garage typically increases the size by 15–20m², while a double garage adds approximately 30–40m², providing enough space for two cars and extra storage.

Do bungalows hold their value?

Demand to downsize is increasing, and many bungalows that are put on the market are snapped up quickly. Regency Living found that bungalows currently account for just one in 10 homes listed for sale. Regional data shows the varying availability of bungalows:

• London: 2%
• South West: 13%
• Yorkshire: 12%

Despite their relatively small share of the housing market, the demand for bungalows remains high. The average price soared for three consecutive years but declined slightly in the most recent calendar year, as reported by Statista, and since the year 2000, bungalow prices have tripled.