Self Build Cost UK 2025: Complete Cost Breakdown
Self build costs range from £2,200-£3,500+ per m² in the UK. Get the complete breakdown of all costs including professional fees, utilities, VAT, and regional variations.
Quick Cost Estimate
Get an instant estimate with just 3 inputs
£2,800/m²
×1.00 multiplier
Estimated Build Cost
£420,000
150 m² × £2,800/m² × 1.00
Total Project Cost
£561,783
Includes fees, surveys, utilities & contingency
Want a more detailed breakdown?
Detailed Cost Breakdown & Advanced Options
Customize all assumptions, add surveys, utilities, and get a comprehensive breakdown of your self-build budget.
Leave empty to use region default (×1.00). Set a custom value to override.
Surveys & Reports4 items selected£4,200
Utilities & Site Setup5 items selected£7,500
Insurance & Warranty2 items selected£3,500
Statutory Fees, VAT & CILPlanning £588, Building control £1,450£2,438
England (1 Apr 2025): £588 for 1 dwelling (full app).
If unchecked, 20% VAT will be applied to build + externals.
Catch‑all for VAT on fees, insurance taxes, etc.
Submit forms before commencement.
Finance Options60% financed · APR 6.5% · 12 months£10,745
Plot, Taxes & LegalsPlot £150,000, Tax £0, Legal £1,500£151,500
Important Considerations
- ✓ Party Wall notices
- ✓ Access & driveway
- ✓ Landscaping & boundaries
- ✓ Kitchen & bathroom allowances
- ✓ Renewables & grants
- ✓ MVHR & airtightness
- ✓ Temporary accommodation
- ✓ Running costs
Estimates only. Costs vary hugely by site, timing and local market conditions. Always get quotes and verify tax/planning details with official sources.
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 £2,200 to £3,500+ per square metre depending on specification:
- Basic specification: £2,200/m² - Standard finishes, basic systems
- Standard specification: £2,800/m² - Good quality finishes, modern systems
- High specification: £3,500/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: 8-15% 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: -5-15% below average (varies by area)
- 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.
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Explore self-build resourcesThis 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.