What is a small housing development?
A small housing development is a scheme of a few new homes, typically two to nine, on a single site. We work with landowners, small developers and investors to build schemes that already have planning permission, or help take a site through planning first.
Small sites have their own rules on affordable housing contributions, highways and drainage. We price the whole build, including roads and services, so the scheme’s viability is clear.
What we handle
- Pre-construction cost plan
- Design development and discharge of conditions
- Groundworks, roads and drainage
- House construction to building regulations
- Utility connections
- External works and landscaping
- Warranty and building control inspections
- Handover packs for each home
Options to consider
Build only
You hold the planning and land; we build.
Design and build
We develop the design from the planning drawings.
Joint venture discussion
For landowners who want to share in the development.
Phased build
Build in phases to manage cash flow.
How much does a small housing development cost?
A small housing development typically costs £1,800–£2,700 per m² of floor area (build cost) across the UK, including VAT at 0% (zero-rated for qualifying new dwellings). A typical 400 m² project comes to roughly £720,000–£1,080,000. Build time is usually 12 to 24 months depending on scheme size. Design, structural calculations and council fees are extra.
| Region | Guide range (per m² of floor area (build cost)) |
|---|---|
| London | £2,350–£3,500 |
| South East | £2,000–£3,000 |
| East of England | £1,900–£2,850 |
| South West | £1,850–£2,750 |
| West Midlands | £1,750–£2,600 |
| East Midlands | £1,700–£2,550 |
| North West | £1,700–£2,550 |
| Yorkshire and the Humber | £1,650–£2,500 |
| North East | £1,600–£2,450 |
| Wales | £1,650–£2,500 |
| Scotland | £1,750–£2,600 |
| Northern Ireland | £1,550–£2,300 |
What changes the price:
- Number and size of homes
- Roads, sewers and adoption agreements
- Planning conditions and obligations
- Ground conditions
- Specification
- Site access and phasing
Use the guide price tool for a figure based on your measurements, or see all guide prices.
Do I need planning permission?
England
In England small schemes need full planning permission and may involve a section 106 agreement, the Community Infrastructure Levy, highways and drainage approvals, and biodiversity net gain where it applies.
Wales
In Wales small schemes need full planning permission and, for most new buildings, sustainable drainage approval from the SuDS approval body. New homes must have sprinklers.
Scotland
In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.
Northern Ireland
In Northern Ireland small schemes need planning permission and building control approval, with road adoption agreed with DfI Roads where relevant.
Even when planning permission is not needed, building regulations approval (a building warrant in Scotland) usually is. We make the applications and book the inspections.
How long does it take?
Typically 12 to 24 months depending on scheme size. Surveys, design and approvals usually take 6 to 12 months beforehand.
How it works
- 01
Free visit
We look at the property, discuss what you want and measure up.
- 02
Design and fixed quote
Drawings, calculations and an itemised price for the agreed specification.
- 03
Approvals
Planning or permitted development, building regulations and neighbour matters.
- 04
Build and sign-off
Built to a written programme, with a completion certificate at the end.
Small housing developments: questions and answers
Do you work with landowners?
Yes. If you own land, with or without planning permission, we can discuss building on it with you.
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Who handles road adoption?
We build roads and sewers to adoptable standards where agreements are in place with the highway authority and water company.
What about biodiversity net gain?
In England, biodiversity net gain rules apply to many developments, with exemptions for some small sites. We work with your ecologist to confirm what applies to your scheme.
How long does a small development take?
Typically 12 to 24 months on site, depending on size and phasing.
Can you help with planning?
Yes. We coordinate the architect or designer and, where needed, a planning consultant.