Category: Blog

July 28^th, 2025

Before any plans are drawn up, the very first step in any successful construction project should be a feasibility study. A thorough study evaluates whether a proposed build is financially, operationally, technically, and legally possible.

A feasibility study assesses everything from cost estimation to planning risks, site conditions to legal constraints. With that, architects, project managers, and consultants can make informed decisions early in the process, saving time, money, and frustration down the line.

In this article, we’ll explore seven key benefits of feasibility studies in construction and why skipping this stage could be a costly mistake.

1. Providing Clearer Budget Estimates

A feasibility study sets a realistic baseline for costs. It forces early analysis of design, materials, planning fees, and site issues. Without one, budgets are based on assumptions, not facts.

An evidence-based estimate determines how much capital is needed (and at what stage), which is really important for clients to understand so they can secure access to funding in advance.

If the money runs out due to unexpected costs, the project stalls. A feasibility study turns budgeting from guesswork into strategy and helps keep the project financially on track from start to finish.

2. Avoiding Cost Overrun

Globally, 9 out of 10 construction projects exceed budget, with an average overrun of around 28%. In the UK, around 70% of major infrastructure schemes overrun projected costs. So whether it’s a small home extension or a large infrastructure scheme, no project is immune to budget overruns.

Estimating errors and flawed cost projections are responsible for nearly 60% of cost overruns in construction projects.

An early feasibility report pinpoints cost risks before they arise. With BuildPartner Construction Pricing Software, you get an accurate, itemised breakdown of every element in your project.

Simply enter your project details, and the system pulls thousands of live prices from an up-to-date database for all the materials required based on your floorplans.

It even includes small components and not just the obvious building materials (like bricks and mortar), but also preliminaries like skips, fixtures and fittings, and sundry items.

This level of transparency significantly reduces the risk of inaccurate estimates, something that’s all too common when manually entering costs line by line in a spreadsheet.

3. Testing A Project’s Financial Viability

A feasibility study is your first layer of financial due diligence. It helps you decide whether a project is worth pursuing and financially viable. By identifying all the associated costs early, it enables informed decisions before you commit to costly planning or construction.

For residential or personal projects, the focus is on usability and lifestyle benefits rather than financial gain, but the feasibility study still ensures that the project remains within budget.

When it comes to commercial developments, a properly conducted feasibility study determines whether the project is likely to deliver a worthwhile return on investment, which is especially important for developers, investors, and funding partners.

4. Planning Ahead For Challenges

A feasibility study identifies potential timeline risks, helping you anticipate delays and develop strategies to keep your project on schedule and within budget. For client satisfaction, it must be delivered on time and in full.

Here are some of the challenges a feasibility study can help identify and plan for:

• Regulatory delays, e.g., slow planning permission or conservation area restrictions.
• Site conditions, e.g., flood risk, unstable ground, or access issues for machinery.
• Supply issues, e.g., long lead times or reliance on imported materials.
• Labour shortages, e.g., lack of qualified bricklayers or electricians in the area.
• Budget risks, e.g., unexpected utility connection fees or underpriced preliminaries.
• Stakeholder objections, e.g., local residents opposing height, noise, or traffic impact.

So it’s not just about financial feasibility. A thorough study gives you a holistic view of the project’s operational viability, too, and keeps it running according to its critical path.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

5. Improving Client Confidence

When clients see all the challenges and solutions laid out clearly from the start, they gain confidence that the project will be managed responsibly and delivered as promised.

When using BuildPartner, users can invite clients to the main dashboard to see a view of costs by:

• Stages – drainage, decoration, heating, roofing, etc.
• Areas – kitchen, bedroom, bathroom, etc.

Clients can also view a detailed breakdown of building materials, finishing materials, and labour costs across three scenarios—low, mid, and high benchmark contractors—along with the project timeline.

This transparency assures clients that every stage and aspect of the project has been fully costed, minimising the risk of unexpected expenses later.

If any costs do arise, they’ll clearly understand what was included and agreed upon from the start. That protects both sides: clients trust the process, and contractors aren’t blamed for unexpected surprises.

6. Prioritising Project Elements

A feasibility study allows you to make flexible decisions about building materials and components from the start. This way, you can adjust the scope or budget early on, preventing costs from spiralling out of control.

For example, with BuildPartner, at the click of a button, you can change a project’s specification:

• 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.

And in the Schedule, you can choose from a range of options for any individual building material:

You can adjust the specification based on what matters to each individual client. For example, one client may choose to reduce spending on kitchen fittings to free up budget for higher-end flooring. Another might scale back on fitted wardrobes in order to invest in underfloor heating.

This flexibility helps keep the overall budget in check and allows clients to make trade-offs without compromising on the features that matter most to them.

7. Helping Obtain Planning Permission

A feasibility study can flag local planning constraints early. These might include height limits, boundary rules, or conservation area restrictions. You can then shape the design to meet planning policy, meaning you’re more likely to get approval the first time.

For example, there’s no point commissioning architectural drawings for a three-storey townhouse if the feasibility study reveals it would block sunlight to neighbouring properties and contravene local planning rules. In that case, the study might point you toward a two-storey design that meets daylight requirements.

The feasibility study ensures time and money aren’t wasted on designs that won’t get built.

---

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

---

Feasibility Studies Save Time, Money, and Stress

By clarifying what’s possible, what it will cost, and what risks need managing, a feasibility study helps you make informed decisions before money is spent on drawings and applications.

Whether residential or commercial, starting with a feasibility study puts you in control. It allows you to adjust specifications and building materials to focus on what matters most in order to stay within budget.

---

Frequently Asked Questions About Feasibility Studies

Here are some answers to frequently asked questions about feasibility studies in construction projects.

How do feasibility studies influence project timelines?

Feasibility studies give you foresight. For example, if you’re relying on a special component like hemp bricks (or any bespoke materials), a thorough study will establish if enough material is available and can be delivered on time. After all, without those bricks, the build can’t proceed and the whole project would come to a halt.

What does a feasibility study include?

Typically, it covers cost estimates, timeline analysis, site constraints, regulatory requirements, and risk assessments. Some feasibility studies concentrate primarily on financial aspects, such as cost estimates, budget alignment, and return on investment.

Can feasibility studies help with securing financing?

A thorough feasibility study provides lenders and investors with reliable data on costs, risks, and expected returns. Mortgage lenders usually ask for a detailed cost plan to assess the viability and risk of self-build projects, especially when the client is funding it personally.

When should a feasibility study be done?

A feasibility study should be completed early, ideally before architectural designs are drawn up or planning applications submitted. It helps iron out the project’s particulars and scope to ensure designs align with budget and planning requirements

July 28^th, 2025

As demand for home-based workspaces and creative studios continues to rise, garden offices have become a staple of modern residential projects.

 

While some clients opt for modular or temporary structures, long-term value lies in a properly constructed building, one that won’t rattle or shake in every gale, is well insulated for year-round comfort, keeps pests out, and won’t suffer from damp or leaks.

 

But how much does it cost to build an office in a garden? In this guide, we’ll break down the installation costs so you can weigh up the options, including with and without a WC and kitchenette that includes:

 

• Sink with mixer tap
• Base unit with a small worktop
• Under-counter fridge
• Microwave
• Basic storage for cups, cutlery, and dry goods

 

We also provide a basic example with a felt roof system and engineered wood floor—two straightforward swaps that can help reduce the overall project cost and make the build more budget-friendly.

 

 

Garden Office Cost Calculations

The costs in this guide are based on a garden office comprising 12m². We’ve also included a cost per square metre, so you can easily work out the costs for similar projects.

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

 

• 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.

 

In this article, we’ve provided a breakdown of the cost of building a garden office to a standard specification. In addition, we have provided three different benchmarks to show the range of pricing you can expect among 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.

 

The specification and benchmark you choose will have a major impact on the overall cost, so it’s important to align them with your budget and the level of finish you’re aiming for.

 

Cost Of Building A Garden Office With Kitchenette & WC

The table below shows the average cost of building a garden office that includes a kitchenette and a separate WC:

 

Garden Office – With Kitchenette & WC	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£40,821	£45,645	£50,098	£3,402	£3,804	£4,175
Greater London	£43,573	£50,168	£54,601	£3,631	£4,181	£4,550
Inner London	£44,420	£50,018	£51,977	£3,702	£4,168	£4,331
Midlands	£39,605	£44,285	£48,606	£3,300	£3,690	£4,050
North England	£38,615	£43,179	£47,391	£3,218	£3,598	£3,949
Northern Ireland	£39,723	£43,138	£48,530	£3,295	£3,595	£4,044
Scotland	£39,902	£44,618	£48,970	£3,325	£3,718	£4,081
South East	£39,592	£43,983	£49,119	£3,586	£3,984	£4,401
South West	£39,970	£46,104	£50,606	£3,436	£3,842	£4,217
Wales	£38,705	£43,280	£46,536	£3,225	£3,607	£3,878
Average	£40,493	£45,442	£49,643	£3,412	£3,819	£4,168

All costs exclude VAT.        

 

Here’s what the data shows for building a garden office that includes a kitchenette and a separate WC:

 

• It costs 8% more to build in Inner London.
• The minimum cost is £38,615, and the maximum cost is £54,601.
• The total average cost is £45,193, or £3,800 per square metre.

 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Cost Of Building A Garden Office Without Kitchenette & WC

The table below shows the average cost of building a garden office without a kitchenette and a separate WC (as per the example above):

 

Garden Office – No Kitchenette or WC	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£28,940	£32,360	£35,518	£2,412	£2,697	£2,960
Greater London	£30,789	£35,507	£38,523	£2,566	£2,959	£3,210
Inner London	£31,376	£35,379	£36,667	£2,615	£2,948	£3,056
Midlands	£28,099	£31,420	£34,486	£2,342	£2,618	£2,874
North England	£27,257	£30,479	£33,452	£2,271	£2,540	£2,788
Northern Ireland	£28,138	£30,690	£34,526	£2,344	£2,558	£2,877
Scotland	£28,144	£31,471	£34,541	£2,345	£2,623	£2,878
South East	£27,986	£31,097	£34,347	£2,535	£2,817	£3,111
South West	£28,293	£32,705	£35,899	£2,438	£2,725	£2,992
Wales	£27,336	£30,566	£32,848	£2,278	£2,547	£2,737
Average	£28,636	£32,167	£35,081	£2,415	£2,703	£2,948

 All costs exclude VAT.

 

Here’s what the data shows for the cost of building a garden office without a kitchenette and a separate WC:

 

• The minimum cost is £27,251, and the maximum cost is £38,523.
• The total average cost is £31,961, or £2,689 per square metre.

 

Cost Of Building A Garden Office Using Felt Roof & Laminate Floor

The table below shows the average cost of building a garden office (without WC and kitchenette) using a felt roof system instead of roof tiles, and laminate flooring in place of engineered oak—two straightforward swaps that can help reduce the overall project cost and make the build more budget-friendly.

 

Garden Office – With Felt Roof System & Laminate Floor	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£25,962	£29,030	£31,862	£2,163	£2,419	£2,655
Greater London	£27,608	£31,758	£34,429	£2,301	£2,647	£2,869
Inner London	£28,069	£31,719	£32,818	£2,339	£2,643	£2,735
Midlands	£25,178	£28,154	£30,901	£2,098	£2,346	£2,575
North England	£24,415	£27,300	£29,964	£2,035	£2,275	£2,497
Northern Ireland	£23,927	£26,754	£29,364	£1,994	£2,230	£2,447
Scotland	£25,146	£28,118	£30,861	£2,095	£2,343	£2,572
South East	£25,062	£27,876	£31,092	£2,088	£2,323	£2,591
South West	£25,374	£29,339	£32,205	£2,114	£2,445	£2,684
Wales	£24,507	£27,403	£29,449	£2,042	£2,284	£2,454
Average	£25,525	£28,745	£31,294	£2,127	£2,395	£2,608

 All costs exclude VAT.

 

Here’s what the data shows for the cost of building a garden office with a felt roof system (instead of tiles) and using laminate flooring (instead of engineered oak):

 

• The minimum cost is £23,927, and the maximum cost is £34,429.
• The total average cost is £28,521, or £2,377 per square metre.

 

Average Cost Of Building A Garden Office

So, how much does it cost to build a garden office in the UK? Based on the three types of installations covered in this article, it costs on average (when using a mid-benchmark contractor):

• Garden Office – With Kitchenette & WC: £45,442, or £3,819 per square metre.
• Garden Office – No Kitchenette or WC: £32,167, or £2,703 per square metre.
• Garden Office – Felt Roof System & Laminate Floor: £28,745, or £2,395 per square metre.

These figures show just how much the total cost can vary depending on the type and scope of your project. Key factors include whether you include a kitchenette or WC, and whether you opt for more affordable finishes like flooring and roofing.

It’s also worth noting that these projects were based on a standard specification, so your final cost could be lower or higher depending on the quality of materials you choose.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes. Please remember that all costs exclude VAT.

 

Frequently Asked Questions About Building A Garden Office

Here are some answers to frequently asked questions about building a garden office.

Are garden offices cheaper than house extensions or loft conversions?

Garden offices are generally cheaper because they avoid the expensive structural work required for house extensions and loft conversions.

Quite often, their foundations aren’t connected to the main house, so there’s no need to knock through walls or install steel beams and supporting walls, which saves on labour, materials, and the cost of making good plasterwork, painting, flooring, and decoration.

Plumbing is often unnecessary for a garden office, and you’ll likely avoid the time and cost of full planning applications.

Do I need planning permission to build a garden office?

In most cases, garden offices can usually be built under Permitted Development Rights, meaning you don’t need formal planning permission. However, it must be a single storey, take up less than 50% of your garden, and not be used as a separate living space. A height limit of 2.5m applies (if it’s within 2 metres of a boundary).

If your property is listed, in a conservation area, or you plan to run a business with regular visitors, you may need permission. It’s always best to double-check with your local planning authority.

Is it possible to make a garden office completely off-grid?

To make a garden office completely off-grid, you’ll need solar panels with battery storage for power, and a rainwater harvesting and filtration system for potable water (for making hot drinks and washing up).

The biggest challenge is the toilet. Without drainage or plumbing, your only real option is a composting toilet… not exactly everyone’s preferred choice.

Composting toilets use a carbon additive like sawdust to break down waste, but disposal is a bit of a chore. It’s far more convenient to simply pop inside to use the nearest bathroom. As for the internet, your existing Wi-Fi with a signal booster should keep you reliably connected.

What if there is limited access to the garden for construction equipment?

This is a common issue for Victorian terraces and even some newbuilds where the garden is only accessible through the house or a narrow side passage. In most cases, it’s still possible to build a garden office, it just requires a bit more planning.

Many contractors will carry materials through the house and use protective floor coverings to avoid damage. However, limited access can increase labour time and delivery costs slightly, so it’s worth flagging this early during quotes and site surveys.

If carrying out the work during rain, expect mess to be tracked through the house, so additional cleaning and protective measures may be needed to keep the property tidy. It’s also a good idea to factor in the cost of a professional upon completion.

Does a garden office change a property’s council tax band?

A garden room or office usually doesn’t affect the property’s council tax band because it’s considered an outbuilding, not part of your main living space. Council tax bands are based on the internal floor area of the primary residence, so standalone garden offices are typically excluded.

June 27^th, 2025

 

Planning to remove a chimney breast or stack, either in your own home or for a client? Whether you’re opening up space for a modern layout or getting rid for other practical reasons (such as preventing leaks), this guide provides the typical costs associated with chimney breast and chimney stack removal.

 

We’ll look at the building costs by region and also an itemised breakdown of the associated tasks, including things like:

 

• Scaffolding for safe access
• Acrow props for temporary structural support
• Demolition and removal of the stack or breast
• Timber hoarding and materials lifts for site logistics
• Roof repairs, including tiles, insulation, and lead flashing

 

Before reviewing the costs, it’s important to distinguish the two parts of a chimney that are often confused:

 

• Chimney Breast (Internal) – The part that projects into a room, usually to house a fireplace, running vertically through the inside of the building.
• Chimney Stack (External) – The visible part of the chimney that sits above the roofline. It often contains one or more flues and may serve fireplaces on different floors.

 

Here’s how the costs typically stack up, along with what you can expect during the removal process, specifically for projects in the UK in 2025.

 

Chimney Breast Removal Cost Calculations

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

 

• 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.

 

In this article, we’ve provided a breakdown of the costs according to a standard specification. In addition, we have provided three different benchmarks to show the range of pricing you can expect among different 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.

 

The specification and benchmark you choose will have a major impact on the overall cost of chimney breast and stack removal, so it’s important to align them with both your budget and the level of finish you’re aiming for.

Cost Of Removing A Chimney Stack

The table below shows the average cost of removing a chimney stack in different regions throughout the UK:

Removal of Chimney Stack & Roof Repair (External)	Total Average Build Cost
	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£3,739	£4,181	£4,589
Greater London	£4,018	£4,797	£4,863
Inner London	£4,062	£4,699	£4,743
Midlands	£3,611	£4,038	£4,432
North England	£3,530	£3,947	£4,332
Northern Ireland	£3,703	£4,614	£4,101
Scotland	£3,647	£4,078	£4,475
South East	£3,614	£3,994	£4,484
South West	£3,657	£4,248	£4,662
Wales	£3,515	£3,930	£4,222
Average	£3,710	£4,253	£4,490

All costs exclude VAT.        

 

Here’s what the data shows for removing a chimney stack:

 

• It costs 8% more to remove a chimney stack in Inner London.
• The minimum cost is £3,515, and the maximum cost is £4,863.
• The total average cost is £4,151.

 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 

Chimney Stack Removal Elements – Inner London

The table below shows the cost of the associated tasks with removing a chimney stack, for Inner London:

Task	Specifications	Cost
Preliminaries		£3,030
Skip	8-yard skip	£384
Materials lift	Geni SLA15 363kg	£282
Timber hoarding	OSB hoarding with built-in door and timber lock	£857
Scaffold roof	Scaffold to roof	£87
Scaffolding to elevations (m2)	Simple Scaffold	£705
Acrow propping (650mm spacing)	Supply and install temporary propping	£716
Demolitions		£825
Strip out chimney stack above roofline		£825
Roof structure and coverings		£844
Timber pitched roof structure	47x150mm roof rafters @400 c/c	£185
Wood sheathing to roof	18mm Structural Hardwood Plywood Sheet	£77
Breather membrane to roof	Tyvek Supro breather membrane	£12
Insulation to roof between rafters	140mm Kingspan Thermaroof TR26 Insulation	£180
Timber battens to roof	38x38mm timber battens	£97
Cement tiles to roof	Mid spec (PC Supply £22/m2)	£186
Ridge tiles; butt jointed; bedding/pointing	Concrete/cement ridge tile (PC Supply £15/m)	£38
Sand and cement to tiled verge	Sand and cement to tiled verge	£7
Lead flashing	Lead Code 4 – 300mm Roofing Lead Flashing Roll	£63

 

Cost Of Removing Ground Floor Chimney Breast – Single Storey

The table below shows the average cost of removing a chimney breast (single storey) in different regions throughout the UK:

 

Ground Floor Chimney Breast Removal – Single Storey (Internal)	Total Average Build Cost
	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£4,640	£5,188	£5,695
Greater London	£4,945	£5,958	£6,133
Inner London	£5,047	£5,871	£5,935
Midlands	£4,452	£4,978	£5,463
North England	£4,351	£4,865	£5,340
Northern Ireland	£4,602	£5,122	£5,762
Scotland	£4,509	£5,041	£5,533
South East	£4,499	£4,999	£5,522
South West	£4,522	£5,263	£5,777
Wales	£4,336	£4,848	£5,223
Average	£4,590	£5,213	£5,638

 All costs exclude VAT.

 

Here’s what the data shows for removing a chimney breast:

 

• The minimum cost is £4,336, and the maximum cost is £6,133.
• The total average cost is £5,147.

 

Chimney Breast Removal Elements – Inner London

The table below shows the cost of the associated tasks with removing a chimney breast, for Inner London:

 

Task	Specifications	Cost
Preliminaries		£2,238
Skip	8 yard skip	£384
Materials lift	Geni SLA15 363kg	£281
Timber hoarding	OSB hoarding, built-in door, timber lock	£857
Acrow propping (650mm spacing)	Supply and install temporary propping	£716
Demolitions		£859
Strip out chimney breast – 1 storey		£859
Steel and structural supports		£2,253
Allowance for steel connections	Allowance for steel connections	£256
Manual handling allowance for steels		£366
Steel baseplate	Steel baseplate	£146
Steel beam	203x203x46 UC	£540
Steel column x2	203x203x46 UC	£946
External wall structure and lining		£126
Make good walls after demolition works	Allowance to make good existing walls	£126
Ceiling structure and lining		£244
Timber ceiling structure	50×150 C24 joists @400	£163
Make good ceilings after demolition works	Make good existing ceilings	£41
Single plasterboard to ceiling	12.5mm standard gyproc plasterboard	£40
Ceiling preparation and finishes		£38
Skim to ceiling	3mm Gypsum Thistle multi-finish	£38
Wall preparation and finishes		£113
Skim to walls	3mm Gypsum Thistle multi-finish	£113
	Total Cost	£5,871

 

Average Cost Of Removing Chimney Breast & Stack

So, what’s the average cost of removing a chimney breast and chimney stack in the UK? Based on the examples covered in this article, it costs on average (when using a mid-benchmark contractor):

• Removal of chimney stack and roof repair (external): £4,253.
• Ground-floor chimney breast removal – single storey (internal): £5,213.

These figures highlight just how much the total cost can vary depending on your property type and project scope. One additional factor to consider is professional cleaning, especially inside the property. If the chimney breast removal was messy and involved old soot, a professional clean can eliminate lingering odours and improve air quality.
 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 
Please remember that all costs exclude VAT.

 

Frequently Asked Questions About Chimney Deconstruction

Explore answers to frequently asked questions about removing chimney breasts and chimney stacks.
 

Can I remove just the chimney breast or just the stack?

Some people remove just the stack (above the roof) for safety or leaks, while others remove the breast to gain internal space. Both can be done separately or together.

Will removing a chimney breast affect property value?

Removing a chimney can free up valuable floor space, especially in smaller homes, which many buyers see as a positive. However, if the chimney is connected to a functioning fireplace—particularly in older or Victorian properties—its removal might be seen as a drawback. With the rising cost of fuel, log burners and solid fuel stoves have become very popular again.

Will I need to clean after chimney breast removal?

Chimney breast removal creates a lot of dust and soot. Even with dust sheets and coverings in place, there’s still a risk that dust and soot will spread to other areas of the property. Stubborn soot particles can settle deep into carpets and upholstery, so it’s best to get the professionals in.

What’s the difference between a chimney breast and a chimney stack?

The chimney breast is the part inside the house (often protruding into rooms), while the chimney stack is the external section that sits above the roof.

Do I need to consult the neighbours before removing a chimney breast or stack?

If the chimney breast or stack is part of a party wall, you’ll need to serve notice under the Party Wall Act and may need their written consent. This notice must be given at least two months before the planned work begins.

 

June 28^th, 2025

Underfloor heating is gaining popularity in UK homes due to its energy efficiency and the rising cost of heating bills. It can be up to 25% more efficient than traditional central heating systems with radiators, and up to 40% more efficient when combined with a heat pump. Conservative estimates suggest you could save up to £145 per year.

 

But how much does it cost to install underfloor heating? In this guide, we’ll break down the installation costs of underfloor heating in the UK for 2025, so you can weigh up the cost benefit versus the potential savings.

Before we begin, it’s important to draw a distinction between the two main types of underfloor heating: wet (water-based) and electric.

• Wet underfloor heating – pipework connected to your central heating and boiler, usually installed by a qualified plumber or heating engineer.
• Electric underfloor heating – uses electric mats or cables, installed and certified by a qualified electrician.

The complexity of installation depends on factors like the type of system, whether it’s a new build or retrofit, the floor construction, and the size of the area.

Additional Factors To Consider For Underfloor Heating Installs

When retrofitting underfloor heating, particularly wet systems, homeowners often underestimate the full cost. It’s not just about laying pipes or cables; the process often involves removing old radiators, capping off plumbing, repairing wall damage, fitting new flooring, and replacing skirting boards and architraves.

 

For new builds, the process is more straightforward; no demolitions or making good, just the cost of supplying and fitting the system into a new space.

 

Electric underfloor heating is also popular in upstairs bathrooms, where its thinner profile makes it easier to install without raising floor levels. It usually doesn’t require disturbing existing wall finishes.

Underfloor Heating Conversion Cost Calculations

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

 

• 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.

 

In this article, we’ve provided a breakdown of the cost of installing underfloor heating to a standard specification. In addition, we have provided three different benchmarks to show the range of pricing you can expect among 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.

 

The specification and benchmark you choose will have a major impact on the overall cost, so it’s important to align them with both your budget and the level of finish you’re aiming for.

Cost Of Installing Wet Underfloor Heating - Retrofit

The table below shows the average cost of retrofitting wet underfloor heating for a 50m² layout (i.e., ground floor):

Wet Underfloor Heating - Retrofit Ground Floor	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£14,294	£15,984	£17,543	£275	£307	£337
Greater London	£15,061	£17,356	£18,840	£290	£334	£362
Inner London	£15,620	£17,386	£18,200	£300	£334	£350
Midlands	£13,857	£15,495	£17,007	£266	£298	£327
North England	£13,644	£15,257	£16,745	£262	£293	£322
Northern Ireland	£14,212	£17,275	£15,356	£271	£332	£295
Scotland	£14,349	£16,045	£17,610	£276	£309	£339
South East	£13,820	£15,249	£17,145	£289	£319	£355
South West	£14,010	£16,095	£17,665	£277	£310	£340
Wales	£13,627	£15,237	£16,355	£262	£293	£315
Average	£14,249	£16,138	£17,247	£277	£313	£334

All costs exclude VAT.        

 

Here’s what the data shows for retrofitting underfloor heating across a 50m² ground-floor layout:

 

• It costs 7% more to install underfloor heating in Inner London.
• The minimum cost is £13,627, and the maximum cost is £18,840.
• The total average cost is £15,878, or £308 per square metre.

 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Cost Of Installing Wet Underfloor Heating - Newbuild

The table below shows the average cost of installing wet underfloor heating in a newbuild home, with a 50m² layout:

 

Wet Underfloor Heating - Newbuild Ground Floor	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£4,991	£5,581	£6,126	£96	£107	£118
Greater London	£5,131	£5,950	£6,297	£99	£114	£121
Inner London	£5,319	£5,912	£6,495	£102	£114	£125
Midlands	£4,745	£5,306	£5,824	£91	£102	£112
North England	£4,661	£5,212	£5,720	£90	£100	£110
Northern Ireland	£4,890	£5,889	£5,235	£92	£113	£101
Scotland	£4,981	£5,569	£6,113	£96	£107	£118
South East	£4,724	£5,282	£5,797	£99	£110	£121
South West	£4,836	£5,615	£6,163	£97	£108	£119
Wales	£4,651	£5,200	£5,563	£89	£100	£107
Average	£4,893	£5,552	£5,933	£95	£108	£115

 All costs exclude VAT.

 

Here’s what the data shows for installing underfloor heating in a newbuild:

 

• The minimum cost is £4,651, and the maximum cost is £6,495.
• The total average cost is £5,459, or £106 per square metre.

 

Cost Of Installing Electric Underfloor Heating - Bathroom

The table below shows the average cost of installing electric underfloor heating in a 9m² bathroom; these costs only include the cost of the heating installation and do not include other elements such as new flooring and making good wall finishes:

 

Electric Underfloor Heating - Main Bathroom	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£665	£743	£816	£74	£83	£91
Greater London	£707	£763	£848	£79	£85	£94
Inner London	£705	£786	£862	£78	£87	£96
Midlands	£647	£723	£794	£72	£80	£88
North England	£638	£714	£783	£71	£79	£87
Northern Ireland	£626	£699	£768	£70	£78	£85
Scotland	£664	£743	£815	£74	£83	£91
South East	£631	£705	£782	£70	£78	£87
South West	£646	£729	£800	£72	£81	£89
Wales	£640	£715	£769	£71	£79	£85
Average	£657	£732	£804	£73	£81	£89

 All costs exclude VAT.

 

Here’s what the data shows for retrofitting electric underfloor heating in an existing bathroom:

 

• The minimum cost is £626, and the maximum cost is £862.
• The total average cost is £732, or £81 per square metre.

 

Average Cost Of Installing Underfloor Heating

So, how much does it cost to install underfloor heating in the UK? Based on the three types of installations covered in this article, it costs on average (when using a mid-benchmark contractor):

• Wet underfloor heating - retrofit ground floor: £16,138, or £313 per square metre.
• Wet underfloor heating - newbuild ground floor: £5,552, or £108 per square metre.
• Electric underfloor heating - main bathroom (retrofit): £732, or £81 per square metre.

These figures highlight just how much the total cost can vary depending on your project type and scope.

A common assumption is that electric systems are cheaper, but while that may be true for small areas with minimal disruption, in some cases, there’s price parity with wet systems.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Please remember that all costs exclude VAT.

---

Frequently Asked Questions About Installing Underfloor Heating

Here are some answers to frequently asked questions about installing underfloor heating.

What’s the difference between electric and wet underfloor heating?

Wet systems use hot water pumped through pipes and are cheaper to run but more complex to install. Electric systems use heated cables or mats, are easier to install, but cost more to run.

What's the best type of flooring to use with underfloor heating?

The best flooring for underfloor heating is one that conducts heat well and is stable with temperature changes. Tile and stone are great because they transfer heat efficiently and retain warmth. Engineered wood can also work well. Solid hardwood, however, can warp with changes in temperature and moisture.

Some vinyl and laminate options are suitable, but it’s always worth checking their compatibility with underfloor heating to prevent damage.

Will underfloor heating raise my floor height?

Installing underfloor heating will raise your floor height. Electric systems typically add around 15–30mm, while wet systems can add 30–70mm or more due to pipework and screed layers.

After installing, you may need to adjust or replace skirting boards and architraves to fit the new floor level, and there will often be extra work making good plaster and repainting affected walls.

Is underfloor heating expensive to run?

Electric underfloor heating typically uses 0.1–0.2 kWh per m² per hour, which costs around 3–6p per m² at current electricity rates.

Wet systems are more efficient, using about 0.05–0.1 kWh per m² per hour, and with gas at roughly 8p per kWh, the cost is closer to 0.4–0.8p per m².

That means wet underfloor heating is roughly 7 to 8 times cheaper to run than electric.

What’s the downside of underfloor heating?

With underfloor heating, you lose the option to hang clothes or towels on radiators to dry. You have no available warm surfaces for quick drying, something many of us rely on, particularly in colder months.

May 28^th, 2025

Most houses in the UK are still built with brick, but there is a growing trend towards timber due to its environmental benefits and build efficiency, with around 23% of new homes built being with timber and a whopping 85% in Scotland!

 

In addition, the UK Government has published a roadmap that outlines efforts to increase timber use in construction, aiming to meet net-zero targets. So, with a growing trend, important to understand cost implications.

 

In this guide, we’ll break down the typical costs of building a timber-frame home versus a brick/block home. We’ll look at the cost of building by region and review average costs per square metre to help you budget accurately.

Brick & Timber Frame Cost Calculations

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

 

• 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.

 

In this article, we’ve provided a breakdown of the cost of converting a garage to a standard specification. In addition, we have provided three different benchmarks to show the range of pricing you can expect among 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.

 

The costs in this guide are based on building a two-storey home comprising 95m². The figures cover the cost of constructing the external shell only and exclude internal finishes, such as kitchens, bathrooms, and flooring.

Cost Of Building A Timber Home

The table below shows the average cost of building a home using a timber frame:

3-Bed Detached - Timber	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£194,352	£217,320	£238,522	£2,046	£2,288	£2,511
Greater London	£211,159	£244,465	£256,137	£2,223	£2,573	£2,696
Inner London	£215,059	£242,501	£252,841	£2,264	£2,553	£2,661
Midlands	£188,611	£210,901	£231,477	£1,985	£2,220	£2,437
North England	£185,031	£206,898	£227,084	£1,948	£2,178	£2,390
Northern Ireland	£190,391	£206,454	£232,261	£1,992	£2,173	£2,445
Scotland	£191,532	£214,167	£235,062	£2,016	£2,254	£2,474
South East	£190,779	£212,155	£236,683	£2,183	£2,427	£2,679
South West	£190,748	£221,309	£242,935	£2,084	£2,330	£2,557
Wales	£183,549	£205,242	£221,042	£1,932	£2,160	£2,327
Average	£194,121	£218,141	£237,404	£2,067	£2,316	£2,518

All costs exclude VAT.        

 

Here’s what the data shows for the cost of building a home with a timber frame:

 

• It costs 9% more to build a timber-framed home in Inner London.
• The minimum cost is £183,549, and the maximum cost is £256,137.
• The total average cost is £216,556, or £2,300 per square metre.

 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 

Cost Of Building A Brick/Block Home

The table below shows the average cost of building a home using brick/block:

3-Bed Detached - Brick/Block	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£193,292	£216,135	£237,222	£2,035	£2,275	£2,497
Greater London	£208,178	£246,594	£253,233	£2,191	£2,596	£2,666
Inner London	£210,823	£238,631	£247,456	£2,219	£2,512	£2,605
Midlands	£187,235	£209,363	£229,789	£1,971	£2,204	£2,419
North England	£181,899	£203,396	£223,239	£1,915	£2,141	£2,350
Northern Ireland	£186,692	£203,383	£228,806	£1,962	£2,141	£2,408
Scotland	£186,949	£209,043	£229,437	£1,968	£2,200	£2,415
South East	£188,007	£209,058	£230,735	£2,151	£2,392	£2,640
South West	£188,933	£219,603	£241,063	£2,068	£2,312	£2,538
Wales	£181,444	£202,888	£218,388	£1,910	£2,136	£2,299
Average	£191,345	£215,809	£233,937	£2,039	£2,291	£2,484

 All costs exclude VAT.

 

Here’s what the data shows for the cost of building a home using brick/block:

 

• The minimum cost is £181,444, and the maximum cost is £253,233.
• The total average cost is £213,697, or £2,271 per square metre.

 

Comparison Of Stages

The table below shows the costs associated with the different stages of the two types of construction methods:

Timber				Brick/Block
Total	£242,501	100.0%		Total	£238,631	98.4%
External wall structure and lining	£64,085	26.4%		External wall structure and lining	£61,560	25.4%
Foundations and substructure	£38,429	15.8%		Foundations and substructure	£38,429	15.8%
Roof structure and coverings	£35,192	14.5%		Roof structure and coverings	£35,192	14.5%
Preliminaries	£32,233	13.3%		Preliminaries	£34,414	14.2%
Floor structure and lining	£24,576	10.1%		Floor structure and lining	£21,402	8.8%
Drainage and pipework	£15,036	6.2%		Drainage and pipework	£15,050	6.2%
Internal wall structure and lining	£13,167	5.4%		Internal wall structure and lining	£13,167	5.4%
Steel and structural supports	£10,762	4.4%		Steel and structural supports	£10,396	4.3%
Ceiling structure and lining	£3,995	1.6%		Ceiling structure and lining	£3,995	1.6%
Wiring and fuseboards	£2,777	1.1%		Wiring and fuseboards	£2,777	1.1%
Demolitions	£1,373	0.6%		Demolitions	£1,373	0.6%
Heating and cooling	£877	0.4%		Heating and cooling	£877	0.4%

All costs exclude VAT.

 

• The total cost for the timber build is £242,501, compared to £238,631 for brick/block—making timber about 1.6% more expensive overall.

 

• External wall structure and lining cost £64,085 (26.4%) for timber, versus £61,560 (25.4%) for brick/block, indicating higher material and fabrication costs for timber frames.
• The floor structure and lining is less expensive in the brick/block build at £21,402 (8.8%), compared to £24,576 (10.1%) in the timber version.

 

Comparison Of Elements

The table below shows the costs associated with the different elements of the two types of construction methods:

 

Timber				Brick/Block
Total	£242,501	100%		Total	£238,631	100%
External wall lining	£26,972	11.1%		External wall structure	£48,999	20.5%
External wall finishes	£21,020	8.7%		External wall finishes	£  -	0.0%
Foundations	£19,726	8.1%		Project management	£20,595	8.6%
Project management	£18,532	7.6%		Foundations	£19,726	8.3%
Floor structure	£18,130	7.5%		Floor structure	£14,955	6.3%
External wall structure	£16,093	6.6%		External wall lining	£12,560	5.3%
Roof lining	£12,396	5.1%		Roof lining	£12,396	5.2%
Structural supports	£10,332	4.3%		Internal wall structure	£10,167	4.3%
Internal wall structure	£10,167	4.2%		Roof coverings	£10,014	4.2%
Roof coverings	£10,014	4.1%		Structural supports	£9,966	4.2%
Excavation	£9,732	4.0%		Excavation	£9,732	4.1%
Roof structure	£9,263	3.8%		Roof structure	£9,263	3.9%
Scaffolding	£7,050	2.9%		Scaffolding	£7,050	3.0%
Waste pipework	£6,486	2.7%		Waste pipework	£6,486	2.7%
Floor lining	£6,447	2.7%		Floor lining	£6,447	2.7%
Hardcore	£4,938	2.0%		Hardcore	£4,938	2.1%
Rainwater drainage	£4,447	1.8%		Rainwater drainage	£4,461	1.9%
Ceiling lining	£3,995	1.6%		Ceiling lining	£3,995	1.7%
Internal wall lining	£2,999	1.2%		Internal wall lining	£2,999	1.3%
Access points	£2,866	1.2%		Access points	£2,866	1.2%
Waste disposal	£2,304	1.0%		Waste disposal	£2,304	1.0%
Fascias	£2,250	0.9%		Fascias	£2,250	0.9%
Reinforcement	£2,170	0.9%		Reinforcement	£2,170	0.9%
Cabling	£1,732	0.7%		Cabling	£1,732	0.7%
Machinery / Equipment	£1,632	0.7%		Machinery / Equipment	£1,632	0.7%
Light demolition	£1,373	0.6%		Light demolition	£1,373	0.6%
Blinding	£1,263	0.5%		Blinding	£1,263	0.5%
Hot and cold pipework	£1,237	0.5%		Utilities	£1,243	0.5%
Utilities	£1,126	0.5%		Hot and cold pipework	£1,237	0.5%
Pipework	£877	0.4%		Pipework	£877	0.4%
Hoarding	£857	0.4%		Hoarding	£857	0.4%
General allowances	£732	0.3%		General allowances	£732	0.3%
Fuseboards	£723	0.3%		Fuseboards	£723	0.3%
Flashing	£626	0.3%		Flashing	£626	0.3%
Damp proofing	£601	0.2%		Damp proofing	£601	0.3%
Bargeboards	£541	0.2%		Bargeboards	£541	0.2%
Padstones	£430	0.2%		Padstones	£430	0.2%
Electrical certification	£321	0.1%		Electrical certification	£321	0.1%
Roof ventilation	£102	0.0%		Roof ventilation	£102	0.0%

 

Here are the key takeaways from the cost comparison between timber and brick/block construction:

• Brick/block spends £48,999 (20.5%) on external wall structure—almost double the £25,972 (11.1%) spent in the timber build. However, timber allocates more to internal wall components and finishes.
• No budget is allocated for brick/block for external wall finishes, while timber includes £21,020 for finishes. The brick façade is structural and finish in one, while timber needs cladding added separately.
• Timber shows higher costs in project management (£18,532 vs £15,395) and floor structure (£18,130 vs £14,596) due to the complexity of assembling prefabricated components on site.
• Several elements, such as scaffolding, roof structure, ceiling lining, access points, and fascias, have the exact same costs, showing standardisation across both methods for these elements.
• Timber spends slightly more on roof coverings, floor lining, and internal wall structure, indicating a focus on finish quality and extra insulation needs.

 

Average Cost Of Building With Brick & Timber

So, what’s the average cost difference of building with brick/block versus timber in the UK? Based on building a two-storey property comprising 95m², it costs on average (when using a mid-benchmark contractor):

• Two-storey timber-frame build: £218,141, or £2,316 per square metre.
• Two-storey brick/block build: £215,809, or £2,291 per square metre.

So, overall in the housing sector, timber and masonry builds show near price parity once all construction factors are taken into account.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Please remember that all costs exclude VAT.

Frequently Asked Questions About Building With Brick & Timber

Explore answers to frequently asked questions about building with brick/block and timber.

What are the benefits of building with brick and timber?

Brick has a higher thermal mass, meaning it retains heat during the day and releases it slowly, which helps keep your home warm in winter and cooler in summer. It’s also great at blocking out noise, which is great if you live near a road or in a busy area. In addition, brick doesn’t need much looking after and tends to outlast alternatives like timber cladding.

Timber is much better for the environment, with a much lower carbon footprint than brick. It also offers lots of design options, from precise geometrical shells to a variety of looks including clean, contemporary, rustic, traditional, and weathered. It can be quicker to work with, especially if you’re using prefabricated sections.

Are there any fire safety concerns when using timber frames?

Timber is a combustible material, whereas brick and block are non-combustible and therefore fire-resistant. So, fire safety must be carefully planned. Quite often, engineered timber is used, which chars predictably and maintains structural integrity longer when exposed to heat and flames.

Building Regulations typically require additional fire safety measures such as fire-rated cladding, treated timber, and internal fire doors. While sprinklers are only mandared on domestic buildings over 4 storeys or in Wales for new-builds, it’s still a good idea to install them.

How durable is brick and timber construction?

Brick is extremely durable and can last over 100 years with minimal maintenance; it’s also resistant to fire, pests (insects such as woodlice), and weather.

On average, you can expect to replace timber cladding every 20 to 40 years depending on the climate and the type of wood (hardwoods like oak typically last longer than softwoods like pine). If the property is in a damp, coastal, or harsh climate, the timber cladding is likely to need replacing sooner due to exposure to moisture, salt, and weathering.

Why does timber need careful storage on site?

Timber needs to be carefully stored on site unlike brick/block. Once it’s delivered, you’ve got to keep it dry and properly protected. Too much moisture causes warping (especially without airflow), and if it’s not stacked right, it can bend and get scratched.

April 28^th, 2025

From tiling and plumbing to fixtures and finishes, the costs to renovate a bathroom renovation vary widely depending on the size of the space and the specifications of the project. This guide breaks down typical bathroom renovation costs in the UK so that you can plan your budget with no nasty surprises.

 

We look at the cost of fully renovating three common bathroom types: a main bathroom, an ensuite, and a WC. We also break down average renovation costs by UK region and per square metre. One notable exclusion is underfloor heating, as it’s not always essential.

Bathroom Renovation Cost Calculations

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

 

• 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.

 

In this article, we provide a breakdown of the cost of renovating a bathroom for all three specifications. In addition to this, we also provide three different benchmarks to show the range of pricing you can expect among 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.

Average Cost Of A Bathroom Renovation (Standard Spec)

The table below shows the average cost of renovating a bathroom in the UK to a standard spec:

 

Bathroom Renovation (Standard Spec)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£9,292	£10,390	£11,404	£1,549	£1,732	£1,901
Greater London	£9,757	£11,151	£11,983	£1,626	£1,858	£1,997
Inner London	£10,000	£11,162	£11,627	£1,667	£1,860	£1,938
Midlands	£8,959	£10,018	£10,996	£1,493	£1,670	£1,833
North England	£8,801	£9,842	£10,802	£1,467	£1,640	£1,800
Northern Ireland	£9,116	£9,930	£11,171	£1,517	£1,655	£1,862
Scotland	£9,129	£10,208	£11,204	£1,522	£1,701	£1,867
South East	£8,925	£9,863	£11,072	£1,617	£1,787	£1,984
South West	£9,088	£10,410	£11,425	£1,552	£1,735	£1,904
Wales	£8,866	£9,914	£10,636	£1,478	£1,652	£1,773
Average	£9,193	£10,289	£11,232	£1,549	£1,729	£1,886

All costs exclude VAT.        

 

Here’s what the data shows for the cost of renovating a bathroom to a standard spec:

 

• It costs 7% more to renovate a bathroom in Inner London.
• The minimum cost is £8,801, and the maximum cost is £11,983.
• The total average cost is £10,238, or £1,721 per square metre.

 

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 

Bathroom Renovation Cost Breakdown By Project Stage – London

 

Here’s an example of the associated costs for the different stages of renovating a bathroom for a standard-spec project – when using a mid-benchmark contractor in London:

Total	£11,162	100%
Plumbed appliances	£3,939	35.3%
Wall preparation and finishes	£2,345	21.0%
Floor preparation and finishes	£1,563	14.0%
Decoration	£1,184	10.6%
Wired appliances	£809	7.2%
Fixtures and fittings	£444	4.0%
Heating and cooling	£336	3.0%
Demolitions	£275	2.5%
Preliminaries	£221	2.0%
Ceiling preparation and finishes	£47	0.4%

 

Average Cost Of An Ensuite Bathroom Renovation (Standard Spec)

The table below shows the average cost of renovating an ensuite bathroom in the UK to a standard spec:

 

 All costs exclude VAT. Here’s what the data shows for the cost of renovating an ensuite bathroom to a standard spec:

• The minimum cost is £6,296, and the maximum cost is £9,644.
• The total average cost is £8,104, or £2,181 per square metre.

The table below shows the average cost of renovating an ensuite bathroom in the UK to a standard spec:

 

En-Suite Renovation (Standard Spec)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£7,352	£8,221	£9,023	£1,961	£2,192	£2,406
Greater London	£7,776	£8,959	£9,644	£2,074	£2,389	£2,572
Inner London	£7,941	£8,865	£9,268	£2,118	£2,364	£2,472
Midlands	£7,061	£7,895	£8,665	£1,883	£2,105	£2,311
North England	£6,926	£7,745	£8,500	£1,847	£2,065	£2,267
Northern Ireland	£7,203	£7,826	£8,805	£1,913	£2,087	£2,348
Scotland	£7,231	£8,086	£8,875	£1,928	£2,156	£2,367
South East	£7,090	£7,834	£8,701	£2,055	£2,271	£2,522
South West	£7,175	£8,245	£9,050	£1,966	£2,199	£2,413
Wales	£6,976	£7,800	£8,379	£1,860	£2,080	£2,235
Average	£7,273	£8,148	£8,891	£1,960	£2,191	£2,391

 All costs exclude VAT.

 

Here’s what the data shows for the cost of renovating an ensuite bathroom to a standard spec:

 

• The minimum cost is £6,296, and the maximum cost is £9,644.
• The total average cost is £8,104, or £2,181 per square metre.

 

Average Cost Of A WC Renovation (Standard Spec)

The table below shows the average cost of renovating a WC in the UK to a standard spec:

 

WC Renovation (Standard Spec)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£3,071	£3,434	£3,769	£1,422	£1,590	£1,745
Greater London	£3,274	£3,759	£4,027	£1,516	£1,740	£1,864
Inner London	£3,354	£3,744	£3,946	£1,553	£1,733	£1,827
Midlands	£2,949	£3,297	£3,619	£1,365	£1,526	£1,675
North England	£2,896	£3,239	£3,555	£1,341	£1,499	£1,646
Northern Ireland	£2,838	£3,174	£3,483	£1,314	£1,469	£1,613
Scotland	£3,019	£3,375	£3,705	£1,397	£1,563	£1,715
South East	£2,992	£3,310	£3,712	£1,385	£1,532	£1,719
South West	£3,003	£3,446	£3,782	£1,390	£1,595	£1,751
Wales	£2,924	£3,270	£3,524	£1,354	£1,514	£1,631
Average	£3,032	£3,405	£3,712	£1,404	£1,576	£1,719

All costs exclude VAT.

 

Here’s what the data shows for the cost of renovating a WC to a standard spec:

 

• The minimum cost is £2,838, and the maximum cost is £4,027.
• The total average cost is £3,383, or £1,566 per square metre.

 

Average Cost Of Renovating A Bathroom

So, how much does it cost to renovate a bathroom in the UK? Based on the three specifications covered in this article, you can expect a bathroom renovation to cost on average (when using a mid-benchmark contractor):

• Bathroom: £10,289, or £1,729 per square metre.
• En-suite: £8,148, or £2,191 per square metre.
• WC: £3,405, or £1,576 per square metre.

Please remember that all costs exclude VAT.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

 

Frequently Asked Questions About Bathroom Renovation Costs

Here are some frequently asked questions about bathroom renovation costs.

Does changing the bathroom layout increase the cost?

Any deviation from the existing layout pushes up labour costs and extends the schedule. For example, moving a toilet typically involves relocating the soil pipe, which may mean breaking up floors or boxing in new pipe runs.

Similarly, relocating a shower or bath means installing new hot and cold feeds, as well as drainage. Not only that, but structural changes, like moving a wall or window, bring in additional trades such as joiners and bricklayers.

How can I keep costs low when renovating a bathroom?

There are plenty of ways to keep costs under control. The biggest saver is sticking to the existing layout. Keeping toilets, showers, and basins in the same position avoids the need to move pipework.

Also, you don’t need to tile every wall — just the wet areas and a splashback behind the basin. The rest can be plastered and painted with good-quality anti-condensation paint.

If the existing toilet or basin is in decent condition, you might be able to keep it and just replace the taps or seat. With a bit of effort, ceramic surfaces clean up nicely.

How much space do I need for an ensuite?

You can fit a compact ensuite into as little as 1.5m x 1m using space-saving fixtures like corner basins and sliding doors. It won’t be spacious, but it’ll be functional. A typical ensuite is usually around 1.5m x 2.5m (3.75m²), giving enough space for a toilet, basin, and shower.

April 28^th, 2025

If you’re planning to remodel your existing space to make way for an open-plan kitchen diner, the total cost can vary widely depending on factors such as the specification, local labour rates, structural work required, and the quality of materials you choose.

In this article, we cover the costs involved in converting your existing kitchen and living room, typically by downsizing the living space, to create a larger, open-plan kitchen diner. From knocking down walls and moving utilities to choosing your units and finishes, we’ll break down what you can expect to spend.

We’ll take a look at the cost of converting a kitchen diner by region, covering London, North England, Scotland, Wales, and Northern Ireland. We’ll also review average costs per square metre to help you budget accurately and avoid overspending.

Kitchen Diner Cost Calculations

The calculations in this guide assume that the existing structure remains in place, with no additional extensions. The cost breakdown includes a full kitchen remodel with all-new appliances—hob, electric oven, fridge, freezer, dishwasher, washing machine, and extractor fan.

It also includes the installation of bifold doors to open up the space between inside and outside for a blended dining experience.

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

• 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.

In this article, we’ve provided a breakdown of the cost of converting to a kitchen diner for all three specifications. In addition to this, we have also provided three different benchmarks to show the range of pricing you can expect among 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 Kitchen Diner Conversion (Basic Spec)

Below is a table showing the average cost of converting a kitchen diner in the UK to a basic spec:

Kitchen Diner Conversion (Basic Spec)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£25,792	£28,840	£31,654	£614	£687	£754
Greater London	£27,470	£32,271	£34,396	£654	£768	£819
Inner London	£28,390	£31,780	£33,296	£676	£757	£793
Midlands	£25,026	£27,983	£30,714	£596	£666	£731
North England	£24,598	£27,505	£30,189	£586	£655	£719
Northern Ireland	£25,722	£27,934	£31,425	£610	£665	£748
Scotland	£25,839	£28,892	£31,711	£615	£688	£755
South East	£25,169	£28,108	£31,225	£651	£727	£799
South West	£25,301	£29,056	£31,900	£619	£692	£760
Wales	£24,610	£27,518	£29,602	£586	£655	£705
Average	£25,792	£28,989	£31,611	£621	£696	£758

All costs exclude VAT.        

Here’s what the data shows for the cost of converting a kitchen diner to a basic spec:

• It costs 8% more to convert a kitchen diner in Inner London.
• The minimum cost is £24,598, and the maximum cost is £34,396.
• The total average cost is £28,797, or £692 per square metre.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Cost Of Kitchen Diner Conversion (Standard Spec)

The table below shows the average cost of converting a kitchen diner in the UK to a standard spec:

 

Kitchen Diner Conversion (Standard Spec)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£33,824	£37,821	£41,511	£805	£900	£988
Greater London	£35,516	£41,339	£44,519	£846	£984	£1,060
Inner London	£36,787	£41,154	£42,611	£876	£980	£1,015
Midlands	£33,058	£36,964	£40,571	£787	£880	£966
North England	£32,630	£36,486	£40,046	£777	£869	£953
Northern Ireland	£33,754	£36,695	£41,282	£801	£874	£983
Scotland	£33,870	£37,873	£41,568	£806	£902	£990
South East	£32,559	£36,260	£39,958	£843	£938	£1,034
South West	£33,333	£38,037	£41,757	£810	£906	£994
Wales	£32,641	£36,499	£39,094	£777	£869	£931
Average	£33,797	£37,913	£41,292	£813	£910	£991

 All costs exclude VAT.

 

Here’s what the data shows for the cost of converting a kitchen diner to a standard spec:

• The minimum cost is £32,559, and the maximum cost is £44,519.
• The total average cost is £37,667, or £905 per square metre.

Cost Of Kitchen Diner Conversion (Premium Spec)

The table below shows the average cost of converting a kitchen diner in the UK to a premium spec:

Kitchen Diner Conversion (Premium Spec)	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£47,457	£53,066	£58,243	£1,130	£1,263	£1,387
Greater London	£49,136	£57,851	£60,985	£1,170	£1,377	£1,452
Inner London	£51,041	£57,018	£58,475	£1,215	£1,358	£1,392
Midlands	£46,691	£52,209	£57,303	£1,112	£1,243	£1,364
North England	£46,264	£51,731	£56,778	£1,102	£1,232	£1,352
Northern Ireland	£45,338	£50,697	£55,643	£1,079	£1,207	£1,325
Scotland	£47,504	£53,118	£58,300	£1,131	£1,265	£1,388
South East	£45,102	£50,396	£55,954	£1,074	£1,200	£1,332
South West	£46,966	£53,282	£58,489	£1,118	£1,269	£1,393
Wales	£46,275	£51,744	£55,207	£1,102	£1,232	£1,314
Average	£47,177	£53,111	£57,538	£1,123	£1,265	£1,370

All costs exclude VAT.

Here’s what the data shows for the cost of converting a kitchen diner to a premium spec:

• The minimum cost is £45,102, and the maximum cost is £60,985.
• The total average cost is £52,609, or £1,253 per square metre.

 

Average Cost Of Converting A Kitchen Diner

So, how much does it cost to convert to a kitchen diner in the UK? Based on the three specifications covered in this article, you can expect a kitchen diner conversion to cost on average (when using a mid-benchmark contractor):

• Basic spec: £28,989, or £696 per square metre.
• Standard spec: £37,913, or £910 per square metre.
• Premium spec: £53,111, or £1,265 per square metre.

The costs in this guide exclude extensions. If you’re planning to build an extension to increase the floorspace of your kitchen diner, you should factor in approximately £2,900 per square metre for a ground-floor extension, and £2,400 for a double-storey rear extension.

For more specific information about extension costs, check out this article.

Please remember that all costs exclude VAT.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Frequently Asked Questions About Kitchen Diner Conversions

Here are some frequently asked questions about the costs of converting a kitchen diner.

How long does it take to convert a kitchen diner?

Converting to a kitchen diner takes an average of 3.75 weeks, with an average of two tradespeople carrying out the work. Here’s a rough breakdown of the project:

• Demolitions begin in Week 1 and wrap up by early Week 2.
• Windows and doors are installed in Week 1, followed by internal doors and frames.
• Drainage and pipework start in Week 2, overlapping with heating and cooling.
• Wired appliances are set up in Week 3, alongside ceiling and wall preparation.
• Worktops and kitchen appliances are installed in Week 4.
• Decoration begins in Week 4 and finishes in Week 5, marking the project’s end.

Can I knock through a wall to open up space for a kitchen diner?

Yes, if the wall isn’t load-bearing, it’s usually straightforward. If it’s structural, you’ll need a steel beam (RSJ—rolled steel joist) and Building Regulations approval.

How do I know if a wall is load-bearing?

Here are a few signs that a wall might be load-bearing:

• It feels solid (brick or block rather than stud and plasterboard).
• It’s located in the centre of the house, supporting joists or beams above.
• It runs perpendicular to floor joists.
• There’s another wall or beam directly above it on the upper floor.
• It aligns with beams or support structures in the loft or basement.

The only reliable way to be sure is to consult an experienced builder or structural engineer. They can assess the property’s structure and confirm what support is needed if you plan to remove it.

March 28th, 2025

When remodelling a house, costs can vary widely depending on the scope of work. The first thing to be mindful of is not to confuse remodelling with renovation. A renovation refreshes and restores existing rooms without altering their layout, whereas a remodel involves changing the internal structure—for example, removing walls to create an open-plan living, kitchen, and dining area.

Naturally, remodelling is more expensive. So, how much does it cost to remodel a house in 2025? In this article, we cover the costs of remodelling a 3-bedroom house (90m2 – the average size) comprising the following rooms:

• Kitchen-living-dining room

• Downstairs WC

• Boiler cupboard

• Cloakroom

• Entrance hall

• 3x bedrooms

• Bathroom

• En-suite

The calculations in this guide assume the existing shell remains, with no extensions.

We’ll take a look at the cost of remodelling a house by region, covering London, North England, Scotland, Wales, and Northern Ireland. We’ll also review average costs per square metre to help you budget accurately and avoid overspending.

Remodelling A House Cost Calculations

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

• 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.

In this article, we’ve provided a breakdown of the cost of remodelling for all three specifications.

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 Remodelling A Three-Bed House (Basic Spec)

Below is a table showing the average cost of remodelling a three-bedroom house in the UK to a basic spec:

3-Bed Remodel (90m2) – Basic Spec	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£118,891	£132,941	£145,911	£1,321	£1,477	£1,621
Greater London	£127,609	£143,967	£157,890	£1,418	£1,600	£1,754
Inner London	£130,838	£146,508	£154,460	£1,454	£1,628	£1,716
Midlands	£114,363	£127,878	£140,354	£1,271	£1,421	£1,559
North England	£112,356	£125,635	£137,892	£1,248	£1,396	£1,532
Northern Ireland	£116,891	£125,937	£141,679	£1,283	£1,399	£1,574
Scotland	£118,341	£132,327	£145,236	£1,315	£1,470	£1,614
South East	£116,435	£130,195	£144,450	£1,406	£1,572	£1,726
South West	£116,021	£133,660	£146,724	£1,328	£1,485	£1,630
Wales	£112,488	£125,782	£135,727	£1,250	£1,398	£1,508
Average	£118,423	£132,483	£145,032	£1,329	£1,485	£1,624

All costs exclude VAT.

Here’s what the data shows for the cost of remodelling a three-bed house to a basic spec:

• It costs 9% more to remodel a house in Inner London than in other parts of the country.
• The minimum cost is £112,356, and the maximum cost is £157,890.
• The total average cost is £131,890, or £1,479 per square metre.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Cost Of Remodelling A Three-Bed House (Standard Spec)

Below is a table showing the average cost of remodelling a three-bedroom house to a standard spec:

3-Bed Remodel (90m2) – Mid Spec	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£136,531	£152,667	£167,561	£1,517	£1,696	£1,862
Greater London	£145,482	£164,111	£179,784	£1,616	£1,823	£1,998
Inner London	£149,280	£167,035	£174,987	£1,659	£1,856	£1,944
Midlands	£132,003	£147,604	£162,004	£1,467	£1,640	£1,800
North England	£129,997	£145,360	£159,541	£1,444	£1,615	£1,773
Northern Ireland	£134,532	£145,181	£163,328	£1,479	£1,613	£1,815
Scotland	£135,981	£152,052	£166,886	£1,511	£1,689	£1,854
South East	£132,664	£148,342	£162,815	£1,602	£1,792	£1,966
South West	£133,661	£153,386	£168,374	£1,524	£1,704	£1,871
Wales	£130,129	£145,508	£156,575	£1,446	£1,617	£1,740
Average	£136,026	£152,124	£166,186	£1,527	£1,705	£1,862

All costs exclude VAT.

Here’s what the data shows for the cost of remodelling a three-bed house to a standard spec:

• The minimum cost is £129,997, and the maximum cost is £179,784.
• The total average cost is £151,445, or £1,698 per square metre.

Cost Of Remodelling A Three-Bed House (Premium Spec)

Below is a table showing the average cost of remodelling a three-bedroom house to a premium spec:

3-Bed Remodel (90m2) – Premium Spec	Total Average Build Cost			Average Cost Per Sq Metre
	Low Benchmark	Mid Benchmark	High Benchmark	Low Benchmark	Mid Benchmark	High Benchmark
East Anglia	£168,958	£188,926	£207,358	£1,877	£2,099	£2,304
Greater London	£177,677	£201,196	£219,336	£1,974	£2,236	£2,437
Inner London	£183,181	£204,768	£212,720	£2,035	£2,275	£2,364
Midlands	£164,430	£183,863	£201,801	£1,827	£2,043	£2,242
North England	£162,424	£181,619	£199,338	£1,805	£2,018	£2,215
Northern Ireland	£159,175	£177,987	£195,351	£1,769	£1,978	£2,171
Scotland	£168,408	£188,311	£206,683	£1,871	£2,092	£2,296
South East	£162,497	£181,701	£201,595	£1,806	£2,019	£2,240
South West	£166,088	£189,645	£208,170	£1,845	£2,107	£2,313
Wales	£162,556	£181,767	£194,897	£1,806	£2,020	£2,166
Average	£167,539	£187,978	£204,725	£1,862	£2,089	£2,275

All costs exclude VAT.

Here’s what the data shows for the cost of remodelling a three-bed house to a premium spec:

• The minimum cost is £159,175, and the maximum cost is £219,336.
• The total average cost is £186,747, or £2,075 per square metre.

Summary Of The Average Cost To Remodel A House

So, how much does it cost to remodel a house in the UK? Based on the three specifications covered in this article, you can expect remodelling a house to cost on average (when using a mid-benchmark contractor):

• Basic spec: £132,483, or £1,485 per square metre. 
• Standard spec: £152,124, or £1,705 per square metre. 
• Premium spec: £187,978, or £2,089 per square metre.

The costs in this guide exclude extensions. If you’re planning to build an extension, you should factor in approximately £2,900 per square metre for a ground-floor extension, and £2,400 for a double-storey rear extension. For more specific information about extension costs, check out this article.

Please remember that all costs exclude VAT.

Start your free trial with BuildPartner to get a bespoke estimate of your construction project within minutes.

Frequently Asked Questions About Remodelling A House

Here are some frequently asked questions about remodelling a house.

How long does it take to remodel a house?

Remodelling a three-bed house takes an average of 20.9 weeks with an average of two tradespeople carrying out the work. Here’s a rough breakdown of the project:

• Demolitions take place early, lasting about five weeks.
• External and internal wall structures are built simultaneously.
• Windows and doors are installed, followed by internal doors and frames.
• Drainage and pipework progress alongside heating and cooling system installations.
• Electrical work, including wiring, fuse boards, and appliances, occurs mid-project.
• Ceiling and wall preparation, flooring, and kitchen installations follow. 
• Joinery, decoration, and fixtures and fittings finalise the remodel in the last weeks.

As ever, progress heavily depends on the alignment of tradesmen at key stages. For instance, delays in external and internal wall construction in weeks 5–7 can push back heating and electrical work scheduled for the following weeks.

What is the difference between remodelling and renovating a house?

Remodelling and renovating are often used interchangeably, but they’re not the same. Renovating involves restoring or updating existing features, whereas remodelling alters the structure or floor plan—for example, removing walls to create an open-plan living, kitchen, and dining area.

Should I move out when remodelling a house?

It’s a good idea to move out during a home remodel, especially for larger projects. The disruption from contractors needing access at awkward times, the dust and debris, and the noise make for uncomfortable living. Additionally, at certain times, you’ll need to switch off the electricity to carry out work, which will leave you without power (and wi-fi!). 

If plumbers are working, you’ll have no access to washing, cooking, or heating, which can be particularly challenging during the winter. Then, there are also safety concerns with power tools and other hazards being left out, especially if you have young children. It’s better to find alternative accommodation.

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.