Self Build Cost UK 2025: Complete Cost Breakdown
Self build costs range from £1,800-£3,000+ per m² in the UK. Get the complete breakdown of all costs including professional fees, utilities, VAT, and regional variations.
Editable assumptions · Last updated: 17 Aug 2025
What is the Cost of a Self Build in the UK?
Self build costs in the UK typically range from £1,800 to £3,000+ per square metre for the build alone, depending on your specification level. Our calculator helps you estimate all costs including:
- Build costs (£/m² based on specification)
- Professional fees (architects, engineers)
- Planning and building control fees
- Utility connections and site setup
- VAT calculations and stamp duty
For a typical 150m² self build home with standard specification, expect total project costs of approximately:
*Excluding plot cost and regional variations
Build Costs
£1,800-£3,000+ per m² depending on specification
Professional Fees
15-20% of build cost for architects and engineers
Utilities & Setup
£5,000-£15,000 for connections and surveys
VAT & Taxes
0% VAT on new builds, stamp duty varies by region
No guarantee of accuracy - estimates only. We cannot guarantee that any data or information provided is correct or current. Actual costs vary significantly. Always obtain professional quotes and verify all information independently before making decisions.
Self Build Calculator
Enter your project details below to get a detailed cost breakdown for your self build project.
Tip: 0.90–1.20 typical; London often higher.
Surveys & Reports
Utilities & Site Setup
Insurance & Warranty
Statutory Fees & VAT
England (1 Apr 2025): £588 for 1 dwelling (full app).
If unchecked, 20% VAT will be applied to build + externals. (Professional fees VAT not included here; use allowance below.)
Catch‑all for VAT on fees, insurance taxes, etc.
If exempt, remember to submit the correct forms before commencement and at completion.
Finance (optional)
Plot, Taxes & Legals
Set if buying an additional property (e.g., England 3–5%, Scotland 8%, Wales higher‑rates bands).
Don’t forget these (checklist)
- Party Wall notices (if applicable)
- Access/driveway, parking & gates
- Landscaping, planting & boundaries
- Kitchens, bathrooms & appliances allowances
- Renewables (heat pump, PV, battery) – check grants
- MVHR & airtightness testing
- Temporary accommodation/Storage during build
- Ongoing running costs & maintenance allowances
Frequently Asked Questions About Self Build Costs
How much does a self build cost per square metre in the UK?
Self build costs typically range from £1,800 to £3,000+ per square metre depending on specification:
- Basic specification: £1,800-2,000/m² - Standard finishes, basic systems
- Standard specification: £2,200-2,500/m² - Good quality finishes, modern systems
- High specification: £3,000+/m² - Premium finishes, high-end features
These figures are for the build only and exclude plot costs, professional fees, and other project expenses.
What is the total cost of a self build project including all expenses?
For a complete self build project, expect to budget approximately 1.5-2x the basic build cost to cover all expenses:
- Build cost: 60-70% of total project
- Professional fees: 10-15%
- External works: 8-12%
- Surveys, utilities, fees: 5-10%
- Contingency: 10-15%
Plus plot cost and associated purchase taxes (SDLT/LBTT/LTT).
How accurate is this self build cost calculator?
Our calculator provides order-of-magnitude estimates based on current UK market rates. Accuracy depends on:
- How well you know your specification requirements
- Local market conditions and contractor availability
- Site-specific challenges (access, ground conditions, utilities)
- Timing of your build (material costs fluctuate)
Always get detailed quotes from contractors and professionals for accurate pricing.
Do I need to pay VAT on my self build?
VAT treatment depends on your approach:
- Main contractor build: 0% VAT if contractor is VAT-registered and supplies materials
- DIY self build: You can reclaim VAT on materials but pay 20% on labour
- Professional fees: Standard 20% VAT applies
- Conversions/renovations: 20% VAT on labour, reduced rates may apply to materials
What professional fees should I budget for?
Professional fees typically account for 10-15% of your total build cost:
- Architect: 6-12% of build cost (depending on service level)
- Structural engineer: 1-3% of build cost
- Project manager: 3-5% of build cost (optional but recommended)
- Quantity surveyor: 1-2% of build cost (cost control)
- Planning consultant: £2,000-£10,000+ (if required)
How much contingency should I include?
We recommend a minimum 10-15% contingency on your total project cost:
- Experienced self-builders: 10-12% contingency
- First-time self-builders: 15-20% contingency
- Complex or rural sites: 20%+ contingency
- Listed buildings/conversions: 25%+ contingency
Contingency covers unforeseen costs, specification changes, and market fluctuations.
What are the main cost differences between regions in the UK?
Build costs vary significantly by region:
- London & South East: +20-40% above national average
- South West (popular rural areas): +10-20%
- Midlands: Close to national average
- Northern England: -10-20% below average
- Scotland & Wales: -5-15% below average (varies by area)
- Northern Ireland: -15-25% below average
Rural locations may have higher costs due to transport and contractor availability.
How long does a self build take and how does this affect costs?
Typical self build timelines:
- Planning & design: 6-12 months
- Construction: 10-16 months for typical homes
- Total project: 18-30 months from start to completion
Longer builds increase finance costs and may be subject to material price inflation. Weather delays, planning complications, and specification changes can extend timelines.
Start Your Self Build Journey
Ready to Build?
Use this calculator as your starting point for budgeting your self build project. Remember that every project is unique, and detailed quotes from professionals are essential for accurate planning.
Our calculator is completely free, requires no signup, and includes all the major cost categories for UK self builds including VAT calculations and regional adjustments.
Need More Help?
Self build projects involve complex planning, design, and construction phases. Consider engaging professionals early to avoid costly mistakes and ensure your project runs smoothly.
Always check current planning fees, building regulations, and tax rules with your local authority as these can change and vary by location.
This tool provides order‑of‑magnitude estimates for UK self‑builds. Always get itemised quotes. Planning fees, tax and grants change periodically; check your local authority and GOV.UK.