Prices
Guide prices for building work
UK-wide guide ranges for the building work, including VAT at the rate that normally applies. They are a starting point: your fixed price follows a survey and drawings.
House extensions
| Project | UK guide price | VAT basis | Time on site |
|---|---|---|---|
| Single-storey extensions | £1,950–£2,900 per m² of floor area | 20% (standard rate) | 10 to 14 weeks on site for a typical rear extension, after approvals |
| Double-storey extensions | £1,650–£2,500 per m² of floor area (both floors) | 20% (standard rate) | 14 to 20 weeks on site, after planning and building control approval |
| Side extensions | £1,700–£2,650 per m² of floor area | 20% (standard rate) | 10 to 16 weeks on site depending on size and storeys |
| Side return extensions | £2,300–£3,300 per m² of floor area | 20% (standard rate) | 10 to 14 weeks on site |
| Wraparound extensions | £2,200–£3,200 per m² of floor area | 20% (standard rate) | 12 to 18 weeks on site |
| Kitchen extensions | £2,250–£3,400 per m² including a mid-range kitchen | 20% (standard rate) | 11 to 16 weeks on site, including kitchen fitting |
| Orangeries | £2,400–£3,400 per m² of floor area | 20% (standard rate) | 8 to 12 weeks on site |
| Glazed and contemporary extensions | £2,800–£4,200 per m² of floor area | 20% (standard rate) | 12 to 16 weeks on site; glazing lead times can be 6 to 10 weeks |
| Porches | £6,500–£16,000 from a 3 m² porch to a small front extension | 20% (standard rate) | 2 to 4 weeks on site |
Loft conversions
| Project | UK guide price | VAT basis | Time on site |
|---|---|---|---|
| Dormer loft conversions | £48,000–£68,000 for a typical rear dormer with en-suite | 20% (standard rate) | 6 to 9 weeks on site |
| Hip-to-gable loft conversions | £55,000–£78,000 for a hip-to-gable with rear dormer | 20% (standard rate) | 7 to 10 weeks on site |
| Mansard loft conversions | £65,000–£95,000 for a typical rear mansard | 20% (standard rate) | 9 to 12 weeks on site, after planning approval |
| Rooflight loft conversions | £30,000–£45,000 for a typical rooflight conversion | 20% (standard rate) | 4 to 6 weeks on site |
| Bungalow loft conversions | £45,000–£80,000 for a typical bungalow conversion with dormers | 20% (standard rate) | 8 to 14 weeks on site |
Garage, basement and barn conversions
| Project | UK guide price | VAT basis | Time on site |
|---|---|---|---|
| Garage conversions | £18,000–£30,000 for a single integral garage | 20% (standard rate) | 3 to 6 weeks on site |
| Basement conversions | £1,900–£3,200 per m² for converting an existing cellar | 20% (standard rate) | 8 to 16 weeks for a cellar conversion; longer for new excavation |
| Barn conversions | £1,800–£3,000 per m² of floor area | usually 5% (reduced rate for creating a new dwelling) | 6 to 12 months on site depending on condition |
| Garden annexes | £1,800–£2,800 per m² of floor area | 20% (standard rate) | 10 to 16 weeks on site |
New build homes
| Project | UK guide price | VAT basis | Time on site |
|---|---|---|---|
| New build homes | £2,000–£3,200 per m² of floor area (build cost) | 0% (zero-rated for qualifying new dwellings) | 9 to 14 months on site for a typical house |
| Small housing developments | £1,800–£2,700 per m² of floor area (build cost) | 0% (zero-rated for qualifying new dwellings) | 12 to 24 months depending on scheme size |
Renovations and structural work
| Project | UK guide price | VAT basis | Time on site |
|---|---|---|---|
| House renovations | £900–£1,800 per m² for a medium to full renovation | 20% (5% may apply to homes empty for two years or more) | 8 to 20 weeks on site depending on scope |
| Structural alterations and knock-throughs | £4,500–£9,500 for a typical knock-through with steel beam | 20% (standard rate) | 1 to 2 weeks on site for a typical knock-through |
Design and approvals
| Project | UK guide price | VAT basis | Time on site |
|---|---|---|---|
| Architectural design and drawings | £1,500–£4,500 for planning and building regulations drawings for a typical extension | 20% (standard rate) | 2 to 6 weeks for drawings, depending on complexity |
| Planning and building regulations | £750–£2,500 for application management (council fees extra) | 20% (standard rate; planning application fees carry no VAT, council building control fees include VAT) | about 8 weeks for a householder planning decision (two months in Scotland) |
How prices vary by region
Our local pages adjust these guides with the regional factors below. They reflect typical differences in labour and materials, not quotes.
| Region | Factor against UK guide |
|---|---|
| London | +30% |
| South East | +12% |
| East of England | +6% |
| South West | +2% |
| West Midlands | -3% |
| East Midlands | -5% |
| North West | -6% |
| Yorkshire and the Humber | -7% |
| North East | -10% |
| Wales | -8% |
| Scotland | -3% |
| Northern Ireland | -14% |
What the prices include
Structure and shell, insulation, roof, glazing allowance, steel beams to open up the house, electrics, heating and plastering, and building control. Kitchens, flooring and decoration are included only where the project says so. Design, structural calculations and council fees are extra and shown separately in your quote; drawings for a typical extension are £1,500–£4,500 for planning and building regulations drawings for a typical extension.
Start with a free home visit
Call 0800 088 6248 or get an instant guide price online.