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.
How much does a small housing development cost in Caernarfon?
In Caernarfon, a small housing development typically costs £1,650–£2,500 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 400 m² project that is roughly £660,000–£1,000,000. Building costs in Wales run about 8% below the UK average, and the figures for Caernarfon are adjusted to reflect that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (280 m²) | £462,000–£700,000 |
| Typical project (400 m²) | £660,000–£1,000,000 |
| Larger project (560 m²) | £924,000–£1,400,000 |
| Rate per m² | £1,650–£2,500 |
Your quote will depend mainly on:
- Site access and phasing
- Planning conditions and obligations
- Number and size of homes
- Ground conditions
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a small housing development in Caernarfon?
Before anything is built in Caernarfon, we confirm which approvals apply in 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.
Building regulations in Wales are set by the Welsh Government. Approval comes from the council’s building control service or a registered building control approver, with inspections during the work and a completion certificate at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
From survey to sign-off, the job normally involves:
- Design development and discharge of conditions
- House construction to building regulations
- External works and landscaping
- Groundworks, roads and drainage
- Handover packs for each home
- Pre-construction cost plan
How long does it take?
The build itself usually takes 12 to 24 months depending on scheme size. Before that, surveys, drawings and approvals usually take 6 to 12 months, longer if the council asks for changes.
Building in Caernarfon
Wales has many terraced valley streets, stone cottages and post-war estates, so extension designs are shaped by slopes, materials and local character.
Projects in Caernarfon (LL55) are surveyed in person before we quote, so the price reflects your actual property.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about small housing developments in Caernarfon
Who handles road adoption?
We build roads and sewers to adoptable standards where agreements are in place with the highway authority and water company.
How long does a small development take?
Typically 12 to 24 months on site, depending on size and phasing.
Do I need planning permission for a small housing development in Caernarfon?
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.
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Who approves a small housing development in Caernarfon?
Planning matters in Caernarfon go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
How much does a small housing development cost in Caernarfon?
In Caernarfon, a small housing development typically costs £1,650–£2,500 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 400 m² project comes to roughly £660,000–£1,000,000. Your fixed price depends on the survey and drawings.