What is a new build home?
A new build home is a house built from the ground up on a cleared plot, a garden plot or a replacement-dwelling site. We work with plot owners and self-builders to design, gain approvals and build the house, either to a fixed design or from initial ideas.
How much does a new build home cost in Irlam?
In Irlam, a new build home typically costs £1,900–£3,000 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 150 m² project that is roughly £285,000–£450,000. Prices across the North West are typically 6% below the UK average for this kind of work, which is reflected in the range for Irlam. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (105 m²) | £199,500–£315,000 |
| Typical project (150 m²) | £285,000–£450,000 |
| Larger project (210 m²) | £399,000–£630,000 |
| Rate per m² | £1,900–£3,000 |
Your quote will depend mainly on:
- External works and landscaping
- Ground conditions and foundations
- Site access and demolition
- Services connections
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a new build home in Irlam?
The approval route for Irlam is set by planning law in England. In England a new home needs full planning permission (or permission in principle followed by technical details consent). Councils assess design, access, neighbours and drainage, and the Community Infrastructure Levy may apply, though self-builders can claim an exemption before starting.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
On a typical new build home we handle:
- Structural and services design
- Site appraisal and feasibility
- Internal fit-out and finishes
- Superstructure, roof and windows
- Design and planning application
- Groundworks, foundations and drainage
How long does it take?
Build time is typically 9 to 14 months on site for a typical house. Design and approvals come first and typically take 4 to 9 months, depending on the approval route.
Building in Irlam
Terraced streets across the North West often suit rear dormers and single-storey kitchen extensions.
Irlam sits in Greater Manchester, about 8 miles west of Manchester. We cover the whole of Irlam, including postcodes M44.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about new build homes in Irlam
Can you build to my architect’s design?
Yes. We price and build from your drawings, or we can manage the design for you.
Is VAT charged on building a new house?
Construction services for a new dwelling are normally zero-rated when supplied by a VAT-registered builder. Self-builders who buy materials directly can reclaim VAT through HMRC’s DIY housebuilders scheme.
How much does a new build home cost in Irlam?
In Irlam, a new build home typically costs £1,900–£3,000 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 150 m² project comes to roughly £285,000–£450,000. Your fixed price depends on the survey and drawings.
What warranty will a new home need?
Lenders usually require a structural warranty or a professional consultant’s certificate. The warranty is arranged before work starts, and the provider inspects the build at key stages.
How long does a new build home take in Irlam?
Typically 9 to 14 months on site for a typical house. Design and approvals beforehand usually take 4 to 9 months.