Are you planning to build your own house? Regardless of whether you are going to employ a contractor or build a house with your own hands, you should have a realistic idea about the cost of such a project.

The costs of construction per square meter may vary from 300 to 3000 pounds if you decide to build a house on your own. Indeed, the range is quite impressive. The price of construction is significantly affected by the location. For example, building a house in London or in the southern regions will cost you much more than a project of the same scale in other parts of the country. Additionally, there are many other factors the price depends on.

Plot Valuation

To build your own house, you need to find and purchase a suitable plot. Its cost is usually assessed by a real estate agent who calculates the price of a finished house constructed at this particular site and then subtracts the estimated construction cost.

Build route

The cost of building a house, as a rule, is directly dependent on how much you want to be involved in the project. The more participation you take in the construction process, the less you will pay for the house at the end. You can adhere to one of the following involvement strategies:


This route implies that you perform most of the construction work yourself. This strategy allows you to save approximately 30 to 40% of the total cost through the use of your own labor and materials directly purchased from retailers. At the same time, such an approach requires special knowledge and skills, and it is very time-consuming.

Self-manage with subcontractors

While you do some elements of construction yourself, you also use the hired labor of builders, roofers, masonry, etc. You acquire construction materials independently.

A contractor with subcontractors

You hire a contractor or service providers to build a house frame and roof. Upon completion of this work, you resort to the help of subcontractors in order to carry out the finishing work. By sticking to this build route, you purchase all the materials yourself.

A Single Contractor

This approach means the least involvement in the project. You hire a single contractor who is responsible for all the work associated with the project.


There is a direct link between the cost of construction and the quality of materials used. Obviously, the more high-end materials you utilise, the higher the total value of the building. Normally, there are 3 classes of materials you can opt to when erecting a house:

Standard – the most common materials are used.

  • cavity walls faced with bricks, insulation, and 100 mm blockwork;
  • concrete interlocking tiles;
  • standard softwood carpentry;
  • studwork partitions;
  • basic kitchen;
  • common bathroom fittings;
  • central heating with radiators.

Standard-Plus – such projects use more sophisticated and durable materials offered by some contractors.

  • cavity walls faced with bricks, insulation, and 100 mm blockwork;
  • ceramic tiles;
  • high-quality softwood carpentry;
  • block partition walls;
  • advanced kitchen;
  • medium-range bathroom fittings;
  • ground floor underfloor heating.

Deluxe –upscale high-quality materials are utilized.

  • cavity walls faced with bricks, insulation, and 100 mm blockwork;
  • handmade clay tiles;
  • hardwood carpentry;
  • block partition walls;
  • bespoke kitchen;
  • top-notch bathroom fittings;
  • underfloor heating throughout the house

The selection of one of these options will significantly affect the total cost of the building. The packages described above are not set in stone, meaning you can mix their elements up. For instance, you may opt for the basic kitchen and luxurious bathroom for your house.


Your building does not have to be brick-faced. You can use other cladding materials for the walls, but the cost of construction should be adjusted by increasing the estimated price of masonry per sq.m. You can use these approximate values for your project:

  • External rendering – £25 per m²
  • Timber cladding – £ 25 per m²;
  • Handcrafter weatherproof tiles – £ 54 per m²;
  • Rubble or flint masonry- £ 90 per m²;
  • Refurbished stone – £ 48 per m²;
  • Natural stone – £ 75 per m².

Roof materials

Along with luxury cladding, you can use up-scale roofing materials for your house. This move will increase the cost of the project per square meter. Here is the approximate cost of roofing materials you may want to use:

  • Welsh slate – £60 per m²;
  • Used slates – £35 per m²;
  • Handcrafted clay tiles – £65 per m²;
  • Reed thatch – £80/m²;

Additional cost

The plot purchase and construction itself are not the only items of expenditure. You must consider other legal and planning fees and charges. Here is an extensive, but not exhaustive, list of such costs:

Legal Fees – £700-1200

Stamp Duty Land Tax varies depending on the plot value: 1% for plots priced from £125,001 to £250,000; 3% for land priced from £250,001 to £500,000, and 4% if your plot is valued over £500,000.


Building Regulations Fees and charges: £700-1200

Topographical Land Survey: £450-650

Design Fees: Planning schemes and Building Regulations drawings cost approx £2,500-3,500 each. If you hire an architect, be ready to pay 7-15% of the construction cost.

Cost of hiring a structural engineer: £70-100 per hour

Services: £3,500-6,000;

Demolition Costs: £5,000-15,000;

Warranty: 1% of total build cost;

Site Insurance for self-build: £650-950;

It is a great idea to build your own house; however, there is a multitude of nuances you need to consider before you start. Meticulous planning, accurate calculating, and careful study of all the processed and aspects involved in the construction will help you avoid unexpected situations and unpleasant surprises.

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