October 30, 2024

House-building activity in Wales has steadily declined over the past 25 years, with average output decreasing by 45% from over 9,200 homes in the 1990s to just 5,110 dwellings during the first four years of the 2020s. In contrast, England has experienced a 15% increase in house-building activity during the same period. Given these challenges, it's more important than ever to plan carefully if you're considering building your own home. 

To help you budget effectively, we’ve calculated the costs of building a home in Wales. 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 Wales

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 Wales

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

 

Building Type	Total Average Building Cost
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£253,439	£276,478	£299,518
Ground-Floor Extension	£69,003	£77,157	£82,847
Double-Storey Extension	£121,504	£135,864	£145,812
Single Garage (Flat Roof)	£22,192	£24,815	£26,649
Brick Porch	£6,778	£7,579	£8,133
2-Bed Bungalow	£153,701	£171,866	£184,256
Standard Loft Conversion	£45,815	£51,229	£55,279

Total Cost Per Square Metre In Wales

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

Building Type	Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark
3-Bedroom House	£2,304	£2,513	£2,723
Ground-Floor Extension	£2,300	£2,572	£2,762
Double-Storey Extension	£2,025	£2,264	£2,430
Single Garage (Flat Roof)	£1,345	£1,504	£1,615
Brick Porch	£2,259	£2,526	£2,711
2-Bed Bungalow	£1,708	£1,910	£2,047
Standard Loft Conversion	£1,527	£1,708	£1,843

All costs exclude VAT.

 

The Average Cost To Build A House In Wales

So, how much does it cost to build a house in Wales? Based on a standard specification for a typical three-bedroom house, you can expect to pay £276,478, not including the price of land. This figure covers construction expenses like materials and labour but does not include the cost of land.

With demand for social housing reaching critical levels in Wales, 11,692 people were living in temporary accommodation as of March 2024, including over 3,700 in B&Bs and hotels. In response, the Welsh government has pledged to deliver 20,000 social homes by mid-2026. However, not all of these will be new builds—some will come from bringing empty homes back into use.

Frequently Asked Questions About House Building In Wales

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

What is Self Build Wales? 

Self Build Wales is a scheme that offers loans to help individuals construct their own homes on eligible plots with planning permission. The scheme covers 75% of the cost of the building plot and 100% of the construction expenses. Builders approved by Self Build Wales will be compensated according to the terms of the loan agreement.

What is the average house price in Wales?

As of April 2024, the average house price in Wales is £236,369, according to the Principality Building Society. However, this marks a 2.4% decrease compared to the same period in 2023. 

The largest increase was seen in Bridgend, where prices rose from £224,857 to £250,921—an annual change of 11.6%. Merthyr Tydfil experienced the steepest decline, with prices dropping from £184,083 to £146,322, a decrease of 20.5%