How Much to Build a House

How Much Does It Cost To Build a House? – Price Breakdown Per M2

Building your own house from scratch is one of the biggest projects that anyone can take on. It leaves many people wondering –  how much does it cost to build a house? We’ll find out today!

For many, it is too big a project to commit to. For others, it is an exciting time full of promise and creative freedom. If you are in the latter group, Loftera are here to answer your questions.

It won’t be easy, but you knew that already. However, the rewards are huge. You get to design, build and see through the entire project.

Are you ready to get the ball rolling? Great! Let’s go through the steps together.

Work Out Your Budget

First and foremost, you will without question need to know how much does it cost to build a new house.

The average cost to build a new house from scratch can range from £1,000 to £4,000 per m2. With that in mind, it is clear that the final costs can vary hugely, making it difficult to estimate the final cost without knowing a number of key factors.

These factors include, but are not limited to;

  • Quality of build
  • Size
  • Location
  • Use of contractors

On the subject of contractors, if you’re lucky enough to be able to manage the majority of the building work yourself, you may save yourself a pretty penny. Let’s discuss the options for those who are quite handy on a building site.


Zac building a house

DIY does what it says on the tin – do it yourself. Without question, this is the most cost-effective way of building a house, but can take the most time and, occasionally, prove the most difficult.

We’d imagine that there will be some areas that require you to hire an external professional and would always advise you to do so if you aren’t overly confident in your ability. After all, you will need to bring in an adjudicator to issue a certificate on the electrics, plumbing and overall build quality. With this in mind, any corner cutting will not be given the green light, so be sure to prioritise the quality of work from the beginning.

If you are skilled enough to manage the building of a new home yourself, you’ll save yourself money in the long run.

Project Management

Perhaps you are confident in your building skills, but see a project the size of building a new home as a step too far. If you fall into this category, you may opt to project manage the overall build yourself.

This method will involve you hiring your own professionals and purchasing the materials. You’ll be responsible for ensuring that the labourers are working to the standard that you require, and are sticking to your designs while using the correct materials that you have ordered.

For the more organised, this is the ideal compromise. Building a home from the ground up will require several different workers in varying fields. It will be your job to ensure that they are on site when they are supposed to be, and working to the standard that you expect.

Naturally, you will need to have some experience or knowledge of building work in general, and be confident enough to enforce it should you need to.

Hiring of external labourers will cost that bit more than doing the building work yourself, but a lot of the stress is removed.

Hire a Contractor


The most popular option is to hire a contractor to manage the job from start to finish. They will be responsible for purchasing the materials and bringing in the professionals for each area of the build.

The majority of people aren’t able to build a house, or manage the build. They are happy to provide their wishes to a contractor, and take a back seat as they take ownership of the project.

Once you have approved the plans with the architect, you pay the contractor for the job, and can then quite literally come back once the project is completed and you’re ready to move in.

This is usually the most expensive of the three options, but is often the only route for those who don’t possess the skillset and knowledge to be involved in the build.

Purchase the Land

Before all this can begin, however, you need to agree on a site in which you wish to build on. Once you have found a suitable plot, you will need to provide the relevant financial details to complete the purchase.

The location of the plot will without question have an impact on the initial price. Have a think about what means more to you – price or location?

Once you have purchased the land that you wish to build on, the hard work really begins. It’s time to discuss the most important factor when calculating how much it will cost to build a new house – the materials.


On average, you can expect to have to pay around 14% of your overall house build in the primary wall structures.

Timber and ecological timber will likely cost that bit more. How much you really want this material should come into consideration before committing to paying more, as there is plenty of expenditure to come.

Oak frames are without question the most expensive option, and one that many people will be priced out of.

Service Connections

Generally, Loftera would recommend budgeting between £10,000 and £15,000 for your electricity, water, gas and sewer connections.


At the risk of sounding cliché, the foundations of a house are essential for the remainder of the work to be completed to the required standard.

The foundations are critical in that they support the structure of the house for the remainder of its days. It goes without saying then that this early work needs to be perfect for the rest of the build to take shape as you want it to.

We would always recommend concrete for your house foundations. It is a material that can be moulded into any shape that the job requires and, once dried, is immensely strong. With this in mind, concrete is the perfect material choice.

Let us be clear here. If you have any doubts about your ability to lay your house foundations yourself, then don’t do it. Hire a professional. A short-term cost is absolutely worth it when you consider the finances involved in altering the foundations of a home further down the line – they’re extortionate.

A professional will test the soil, measure the size of the lot that the foundations will lie on, lay the base foundations and set the steel reinforcement bars.

As with most walks of life, buying in bulk is more cost effective than purchasing individually.

Another potential cost saver at this point involves the hiring of a concrete pump. They aren’t easy to operate, so you’ll want to be sure you know how to do so before committing to hiring one out. However, when used correctly, they save money as they mean that you don’t require to hire out multiple wheelbarrows.

Cladding and Exterior Work


On average, the purchasing of standard bricks cost around 4-6% of the total cost of building a house. That isn’t all that surprising, when you consider just how many bricks are used in building a property.

This figure can double if you opt to use character bricks. As ever, the choice here is yours.


You’ll end up paying more, but the natural stone look for cladding is to the taste of many people in the UK. It’s not as popular as brick, but that is probably to do with the increase in price.


Often looking a bit more old fashioned, timber is the choice of those going for a more traditional feel.

Timber can often be more cost effective than brick – you just have to shop around for the correct wood for you.


The cheapest option of all is render. The painting work of the individual blocks can hike the price, which sand and cement is much more forgiving on the final price.


A roof over your head is more than just a covering, it can finish off the look of a house from the exterior. For a more detailed overview head over to new roof cost comparison.

Naturally, the size of the roof area will be factored into any quote, as will the material in question.

The accessibility to the roof will also come into question, as the hiring out of scaffolding to access the top of your house to build on will increase your costs.

Want to know the estimated cost per tile of the most popular potential materials that you can use on your roof? Below is a table describing the approximate price per tile:


Approx. Tile Price (Lowest)

Approx. Tile Price (Highest)







Timber Shingles






PVC Coated Metals



Now we’ve sorted that area, let’s talk roof covering.

Roof Tiles

Wood, cement, UPVC and stone are some of the more popular tiling options for contemporary roofs. Obviously, your choice of roof covering material will impact on the pricing, with stone being the most expensive and UPVC or cement being the most popular.

Roof Slates

Made from either clay or metal, roof slates are extremely durable and are designed to successfully protect your property from fires and flooding. As far as we’re concerned, they look great too.

Roof Shingles

The most popular roof covering in the UK is undoubtedly roof shingles. They are versatile in that they come in varying materials, and can be designed as rectangles, squares or even horizontal – you decide.

They tick all the boxes of any other roof covering and help to save vast amounts of energy.


Your ground flooring is often the most exciting of all as you can choose from an array of options. Concrete, timber or beam and block – whichever works for you.

Once you start moving up your property, your options decrease a little. Most labourers will opt for softwood joists with chipboard laid on top for any floors above the ground.

Walls and Ceiling

Generally, the size of your house will have the biggest say in how much you will pay for your new walls and ceiling. Choice of materials have a major say, of course, but a two-bedroom house will require much less time and material than a six-bedroom manor.

The best way to help you make an informed decision is to explain the cost per square foot, as that remains the measurement that a lot of labourers will use in this instance.


Cost per Square Foot (Lowest)

Cost per Square Foot (Highest)



















Internal Walls

You may decide to build what are known as partition walls. They are a great way of separating two rooms and, given that they don’t support any structural work, can be knocked through easily enough at a later date should you decide.

How Much to Build a New Kitchen?

Your first port of call when figuring out how much to build a new kitchen is to head to our post that answers that very question – linked below.

The average cost of a new kitchen is around £8,000. This is very much worth it when you consider that the kitchen truly is the central point for many homes.

How Much to Build a New Bathroom?

On average, you’ll pay between £4,000 and £5,000 to build a brand-new bathroom. Plumbing, fitting of essentials such as the toilet, sink and shower all add to the cost, as does your choice of flooring and doors.

Central Heating

Whether we like it or not, a quality central heating system is an absolute necessity when living in the UK. Once again, the price of installing a new heating system is intrinsically linked with the size of the property.

A bigger house will require more radiators, and the boiler size will be bigger in order to cope with the bigger demands.

To install central heating in a small two-bedroom property costs between £2,500 and £3,500, while a three-bedroom house costs on average between £3,000 and £4,200. Read more about new boiler costs.

As you can see, there is an awful lot to consider before committing to building a new house. If you’re still set on the project, be sure to tick off all of the above points and factor in the areas that can impact the price.

Good luck!