October 30, 2024

With parts of the UK experiencing surges in house and land prices, many are looking north—specifically to Scotland—as a more affordable place to build a home.

To help you plan effectively, we’ve calculated the costs of building a home in Scotland. In addition, we’ve also included to the cost to build other projects, such as an extension, garage, porch, loft conversion, and bungalow, and we’ve also provided the costs per square metre. 

Building A House In Scotland

Our calculations are based on:

• A total floor area of 94m2, which is the average for a house in the UK.
• 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 Scotland

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

 

Building Type	Total Average Building Cost
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£248,545	£271,140	£293,736
Ground-Floor Extension	£67,892	£74,064	£80,236
Double-Storey Extension	£118,542	£129,318	£140,095
Single Garage (Flat Roof)	£21,708	£23,682	£25,655
Brick Porch	£6,676	£7,283	£7,890
2-Bed Bungalow	£151,975	£165,790	£179,607
Standard Loft Conversion	£45,256	£49,370	£53,484

Total Cost Per Square Metre In Scotland

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

Building Type	Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£2,260	£2,465	£2,670
Ground-Floor Extension	£2,263	£2,469	£2,675
Double-Storey Extension	£1,976	£2,155	£2,335
Single Garage (Flat Roof)	£1,316	£1,435	£1,555
Brick Porch	£2,225	£2,428	£2,630
2-Bed Bungalow	£1,689	£1,842	£1,996
Standard Loft Conversion	£1,509	£1,646	£1,783

All costs exclude VAT.

 

The Average Cost To Build A House In Scotland

So, how much does it cost to build a house in Scotland? Based on a standard specification for a typical three-bedroom house, you can expect to pay £271,140, not including the price of land. This figure covers construction expenses like materials and labour but does not include the cost of land.

Scotland is well and truly leading the way when it comes to building affordable homes. Since 2007, Scotland has built over 40% more affordable homes per capita than England and over 70% more than Wales.

 

Frequently Asked Questions About House Building In Scotland

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

Are Building Regulations the same in England and Scotland?

Approval for building regulations is required for most construction work across the UK. In England and Wales, these regulations are established under the Building Act 1984, while in Scotland, they are governed by the Building (Scotland) Act 2003.

What is the Scottish equivalent of Stamp Duty Land Tax?

Land and Buildings Transaction Tax (LBTT) is Scotland's version of the Stamp Duty Land Tax (SDLT). As a fully devolved tax, its rates and regulations are set independently by the Scottish Government. So, any stamp duty changes announced by the UK Government do not affect LBTT in Scotland.

What is the average house size in Scotland?

Homes in Scotland offer the largest average floor space in Britain, with a median size of 128m². Unsurprisingly, Edinburgh has the smallest average house size at 104m², while Shetland residents enjoy some of the most spacious homes, averaging 172m².