October 30, 2024

Housebuilding costs are soaring, and England is no exception. The number one challenge, according to the Chief Executive of Barratt Homes, is the shortage of skilled tradespeople. Couple that with inflation for materials, and you have a perfect storm for driving up construction costs, adding complexity to an already challenging housing market in England.

To help you plan effectively, we’ve calculated the costs of building a home in England and other projects, including an extension, garage, porch, loft conversion, and bungalow, and we’ve also provided the costs per square metre. 

Building A House In England

Our calculations are based on:

• A total floor area of 94m2, which is the average for a house in England.
• The average number of bedrooms being 2.95 rooms per house, rounded up to 3.

In terms of build specification, our BuildPartner pricing tool gives you three options (which can be revised by item at a later point):

• Basic 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.

The costs associated with the projects in this guide are calculated according to a standard spec. Then, for each specification, we’ve provided a range of prices to reflect the varying types of contractors:

• 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.

Total Cost Of A Standard-Spec Build In England

Here’s a table showing the average costs of building a house and other projects in England:

Construction Project Type	Total Average Building Cost
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£263,310	£288,688	£315,283
Ground-Floor Extension	£71,853	£80,154	£87,641
Double-Storey Extension	£125,442	£139,765	£152,928
Single Garage (Flat Roof)	£23,184	£25,581	£28,185
Brick Porch	£7,092	£7,900	£8,660
2-Bed Bungalow	£160,018	£178,397	£195,657
Standard Loft Conversion	£48,666	£53,294	£59,100

Total Cost Per Square Metre In England

Here’s a table showing the costs per square metre of building a house and other projects in England:

Construction Project Type	Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£2,394	£2,624	£2,866
Ground-Floor Extension	£2,565	£2,672	£2,921
Double-Storey Extension	£2,093	£2,329	£2,549
Single Garage (Flat Roof)	£1,408	£1,550	£1,708
Brick Porch	£2,404	£2,674	£2,925
2-Bed Bungalow	£1,808	£2,012	£2,203
Standard Loft Conversion	£1,651	£1,825	£1,997

All costs exclude VAT.

 

The Average Cost To Build A House In England

So, how much does it cost to build a house in England? Based on a standard specification for a typical three-bedroom house, you can expect to pay £288,688, not including the price of land. This figure covers construction expenses like materials and labour but does not include the cost of land.

In areas like London or the South East, prices are typically around 20% higher, while costs in the North are generally more affordable. If you’d like to see a breakdown by region, check out this article.

Frequently Asked Questions About House Building In England

Here are a few questions that provide extra insight into the cost of building a house in England.

How much does it cost to apply for Building Regulations in England?

The average cost for a full plan application for one dwelling is £860. To get an exact cost, you’ll need to find the information on your local authority’s website.

How much stamp duty will I pay when building a house in England?

You don’t pay Stamp Duty Land Tax (SDLT) on the cost of building the house, but you will pay SDLT when purchasing the land, which depends on the purchase price of the land. If the land costs less than £250,000 (as of 2024), you won’t owe any stamp duty. 

As of 2024, you’ll pay 5% on any purchase between £250,000 to £925,000, 10% on an amount between £925,000 and £1.5 million, an 12% on anything greater than £1.5 million.