cost to build

[Amateur bob]

out of interest how much roughly for the build cost on a 4 bed double storey house, fairly straightforward design say 270ish m squared in total between both floors, just looking for a ballpark figure, thanks!

[Moonshine]

Between £1,500 and £2,000 per m2

[Alexphd1]

All depends on spec and how dirty you get your hands. Hands off main contractor £2km2, doing 99% yourself over a few years and shopping around (ebay/gumtree etc) for everything £750m2 . 

[Jeremy Harris]

21 minutes ago, Amateur bob said:

out of interest how much roughly for the build cost on a 4 bed double storey house, fairly straightforward design say 270ish m squared in total between both floors, just looking for a ballpark figure, thanks!

 

 

We built a 130m² house, with me doing the plumbing, heating, ventilation, kitchen and bathroom fitting, flooring, joinery and decorating myself for £1380/m², but that cost included solid oak joinery.  We could probably have come in at around £1300/m² with a bit of cost-cutting.

 

£1300/m² would work out at about £350k for a 270m² house, excluding the cost of the plot.

[scottishjohn]

270sqm is a BIG house--

[nod]

We have built ours 285 mtrs with a detached garage 5 beds 3 baths We haven’t shrimped on anything 

All German kitchen and bathrooms 

UFH downstairs 150 mtrs of Italian porcelain ground floor Sah windows throughout bifolds etc

We have spent £220000 

With about 20 k to come back from vat 

We could have knocked 30k off if we had compromised on what we wanted 

 

Your alway going to have service charges and materials 

But as already stated above The more you do yourself the lower the build cost 

 

I would also point out that we have been lucky with connection charges 

Gas Water Electric 2.5 for all three 

 

We have worked non stop for two years 3 long days each weak 4 days at our day job 7 nights 

A handful of days away from the build in two years 

 

It’s easy to be over optimistic with costs But there are savings to be made 

[Amateur bob]

15 hours ago, Alexphd1 said:

All depends on spec and how dirty you get your hands. Hands off main contractor £2km2, doing 99% yourself over a few years and shopping around (ebay/gumtree etc) for everything £750m2 . 

is that 2km2 for the footprint of the house or total floorspace over 2 levels added together? sounds incredibly expensive, timber frame or blockwork, thanks!

[Amateur bob]

14 hours ago, scottishjohn said:

270sqm is a BIG house--

thats for 2 levels added together plus garage, the footprint of the house would be 130m2 excluding garage

[scottishjohn]

1 hour ago, Amateur bob said:

thats for 2 levels added together plus garage, the footprint of the house would be 130m2 excluding garage

so assuming the garage is not fully tiled  etc that cost sqm  will be lower and interior spec of house could make a big dif 

some people on here are spending 30k on windows

roofing cab be from £12 sqm to over £100 depending on type you choose

so you can see until you spec up the build its hard to be anything but a guesstimate

all depends on spec and how much hunting you do for better prices

 post up your plan --people will give you good ideas for cost savings

 

Edited May 30, 2019 by scottishjohn

[Jeremy Harris]

1 hour ago, Amateur bob said:

is that 2km2 for the footprint of the house or total floorspace over 2 levels added together? sounds incredibly expensive, timber frame or blockwork, thanks!

 

The price per m² is always based on the gross internal floor area, not the footprint.  For example, our house has a footprint of ~85m², but the ground floor area is about 76m² and the first floor area is about 54m², so the area for costing the build is 76m² + 54m² = 130m² (our first floor is smaller than the ground floor as the house is a 1 1/2 storey design).

 

A 2 storey house of 270m² would have a ground floor area of about 135m² and a first floor area of about the same.  The footprint would be larger than 135m² as it includes the thickness of the walls.

 

£2,000/m² would be pretty typical for a house built by a main contractor, with you being fairly hands-off.  The more work you do, the cheaper it gets. 

[scottishjohn]

have you checked out what the market value the house would be in your area when its done ?

cos you heading for 500K with land --

no point in building something you can never sell again  at a profit 

just something to consider -

[Amateur bob]

3 hours ago, scottishjohn said:

have you checked out what the market value the house would be in your area when its done ?

cos you heading for 500K with land --

no point in building something you can never sell again  at a profit 

just something to consider -

it would prob be 600k ish, i need to stick to around 200k for build cost though so looks like im going to have to make it smaller

[epsilonGreedy]

1 minute ago, Amateur bob said:

it would prob be 600k ish, i need to stick to around 200k for build cost though so looks like im going to have to make it smaller

 

 

A plot will have been priced relative to the size of the approved home, building smaller could lead to a poor financial end result. However if the location is special does it matter!

[Amateur bob]

3 hours ago, epsilonGreedy said:

 

A plot will have been priced relative to the size of the approved home, building smaller could lead to a poor financial end result. However if the location is special does it matter!

i havent actually got planning yet but my father has ground which is potentially a plot, say i went ahead and got planning for just a basic double storey square/rectangle shape just now, i could get planning for a wing on it 10 years or so down the line when i could afford it?

[Jilly]

We are also hoping to build an extension in the future. 

As you don't yet have planning, it's worth going to talk to your local planners, to sound them out and see what the local policy is. You may or may n have to pay for the privilege. If you need the build to be £200k, don't forget you need a good contingency fund, and the cost of services can be eyewatering, look at previous threads. 

[Amateur bob]

On 30/05/2019 at 10:58, JSHarris said:

 

The price per m² is always based on the gross internal floor area, not the footprint.  For example, our house has a footprint of ~85m², but the ground floor area is about 76m² and the first floor area is about 54m², so the area for costing the build is 76m² + 54m² = 130m² (our first floor is smaller than the ground floor as the house is a 1 1/2 storey design).

 

A 2 storey house of 270m² would have a ground floor area of about 135m² and a first floor area of about the same.  The footprint would be larger than 135m² as it includes the thickness of the walls.

 

£2,000/m² would be pretty typical for a house built by a main contractor, with you being fairly hands-off.  The more work you do, the cheaper it gets. 

what would it cost roughly to get a shell up wind and watertight per m2? is a mortgage lender likely to give me money to complete it at this stage if it is all owned outright? thanks

[Triassic]

On 29/05/2019 at 18:24, scottishjohn said:

270sqm is a BIG house--

Tell me about it ! Our architect stated n an email that our house as around 290m2 when I came to check the floor areas when designing the ventilation system it turned out to be around 360m2. Thevarchitect hadn’t clouded the hall, stairs or landings or any corridors. 

 

Our build is costing around £1100 / m2 .

[Jeremy Harris]

1 hour ago, Amateur bob said:

what would it cost roughly to get a shell up wind and watertight per m2? is a mortgage lender likely to give me money to complete it at this stage if it is all owned outright? thanks

 

The cost to watertight depends a bit on the build method.  For example, some methods (like ours) would include the insulation and airtightness in the erection to watertight stage, whereas other build methods might literally be a bare shell with just the roofing, doors and windows fitted at that stage.  Ignoring the site-specific ground works costs we had, which were really just knocked off the price we paid for the plot anyway, then the cost (excluding the plot cost) to get to the watertight stage (including insulation and airtightness testing) came to about £650/m², so a bit under half the final build cost.   I've no doubt that some may well get to the watertight shell stage for less than this and some maybe more, as there's a fair degree of variability.

 

There's also a scale factor to take into account, in that a fair bit of the cost of some work is tied up in things like mobilisation costs.  For example, crane hire for lifting a timber frame, or glazing, will be much the same for a small house as it would for a large house, so the cost per m² of this for the large house will be a bit less.  The same goes for stuff like transporting diggers, or scaffolding, and pretty much anything where there is an initial overhead incurred to get something to site.

[newhome]

A house half the size doesn’t generally halve the cost as there are economies of scale to a degree. Service connections of 20k for example add double the amount per m2 to a 150m2 house compared to a 300m2 one. But you have to compare like with like so the same type of finish etc. 

 

As others have said it depends on many things including where you are in the country, availability of trades, how much you decide to do yourself, the shape / complexity of the design etc. Timber frame and brick and block tend to be specialist skills so not that many people tackle those jobs on their own (there are a few who do but they are generally pretty skilled beforehand). There seem to be quite a few people giving ICF a go on their own though. There are loads of things you can do yourself inside though if you have the will to learn and accept that the build may take longer as a result. 

 

 

[epsilonGreedy]

1 hour ago, Amateur bob said:

what would it cost roughly to get a shell up wind and watertight per m2?

 

 

About 50% of total build cost, maybe more if ground conditions are poor, service connection cost are high or you have a steep plot gradient. 

[newhome]

4 hours ago, Amateur bob said:

what would it cost roughly to get a shell up wind and watertight per m2? is a mortgage lender likely to give me money to complete it at this stage if it is all owned outright? thanks

 

This thread might be useful to read 

 

 

[Amateur bob]

would i be better to look at what mortgage i can get before putting planning in? wouldnt want to get planning for a 250msq house only to then find out the biggest i can afford is 180m2, what would i do then? thanks! 

[scottishjohn]

maybe you should work on the £1300- £1500 sq m for all preliminary calculations  and mortgage requirements,then you have wiggle space 

and then  "cut your suit to available cloth" 

that will allow you a contingency fund ?

[Amateur bob]

whats the cheapest house design? 2 storey rectangle shape with timer prefab shell and concrete base?

[PeterW]

1 hour ago, Amateur bob said:

whats the cheapest house design? 2 storey rectangle shape with timer prefab shell and concrete base?

 

2 storey rectangle, brick and block with concrete tiles and uPVC windows.