UK cost guide · September 2026
How much does it cost to build a house in 2026?
Building a house with a main contractor costs about £2,300 to £2,900 per m² for a mid-range specification in an average UK area outside London, or £322,000 to £406,000 for a 140 m² home (about £435,000 to £548,000 in London). New homes are zero-rated for VAT. Land, fees, connections and landscaping are extra.
Work out your new build house cost
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Already have a contractor’s price? Check where your quote sits against this range. Still deciding what to do first? Read where to start a home renovation.
New build house prices in 2026
Ranges are for a typical home outside London, with no VAT, before fees and contingency. Use the calculator for your size, region and finish.
| Type | Basic | Mid-range | Premium |
|---|---|---|---|
| Built by a main contractor (140 m²) | £252,000 to £322,000 | £322,000 to £406,000 | £420,000 to £560,000 |
| Floor area | Basic | Mid-range | Premium |
|---|---|---|---|
| 100 m² | £180,000 to £230,000 | £230,000 to £290,000 | £300,000 to £400,000 |
| 140 m² | £252,000 to £322,000 | £322,000 to £406,000 | £420,000 to £560,000 |
| 200 m² | £360,000 to £460,000 | £460,000 to £580,000 | £600,000 to £800,000 |
New build house costs by region
Labour costs vary across the UK far more than materials. New build house prices in London run about 35% above the UK average outside London, and in Northern Ireland about 18% below it.
| Region | Mid-range cost | Per m² |
|---|---|---|
| UK average (outside London) | £322,000 to £406,000 | £2,300 to £2,900 |
| London | £435,000 to £548,000 | £3,100 to £3,900 |
| South East | £370,000 to £467,000 | £2,600 to £3,300 |
| East of England | £345,000 to £434,000 | £2,500 to £3,100 |
| South West | £335,000 to £422,000 | £2,400 to £3,000 |
| West Midlands | £312,000 to £394,000 | £2,200 to £2,800 |
| East Midlands | £306,000 to £386,000 | £2,200 to £2,800 |
| Scotland | £306,000 to £386,000 | £2,200 to £2,800 |
| North West | £299,000 to £378,000 | £2,100 to £2,700 |
| Yorkshire and the Humber | £296,000 to £374,000 | £2,100 to £2,700 |
| Wales | £290,000 to £365,000 | £2,100 to £2,600 |
| North East | £283,000 to £357,000 | £2,000 to £2,600 |
| Northern Ireland | £264,000 to £333,000 | £1,900 to £2,400 |
Which region is my town in? Brighton, Oxford and Southampton are in the South East; Cambridge and Norwich in the East of England; Bristol, Bath and Exeter in the South West; Birmingham and Coventry in the West Midlands; Nottingham and Leicester in the East Midlands; Glasgow and Edinburgh in Scotland; Manchester and Liverpool in the North West; Leeds, Sheffield and Hull in Yorkshire and the Humber; Cardiff and Swansea in Wales; Newcastle and Sunderland in the North East; and Belfast in Northern Ireland. Somewhere else? Type your postcode into the calculator above and it says which region’s prices it uses.
Want it for your area? See local prices and council building control fees for 92 council areas in England and Wales (not every council yet).
What's included in these prices
Included
- Foundations, structure and roof
- Windows, doors and insulation
- Services, kitchen and bathrooms to the chosen specification
- Internal finishes
Not included
- Land
- Architect, engineer and planning fees
- Utility connections and site access
- Landscaping, driveways and garages
- Community Infrastructure Levy, if it applies
What drives the cost
- Build route. Managing trades yourself costs less than a main contractor; design-and-build packages cost more.
- Specification. Glazing, heating systems and finishes move the price most.
- Site. Slopes, poor ground and difficult access add to foundations and labour.
- Where you build. London and the South East cost more than most regions.
Planning, regulations and VAT
A new home needs full planning permission and building regulations approval. The construction of a new dwelling is zero-rated for VAT, and self-builders can reclaim VAT on many materials through the DIY housebuilders scheme.
Checklist: what to ask contractors to confirm
Print this or save it as a PDF, one copy for each quote. Mark each line included, separate or not confirmed as quotes come in. An empty amount means unknown, not free.
| Item | What to confirm | Included? Amount? |
|---|---|---|
| Land and planning | Plot, planning permission and conditions. | |
| Design | Architect, engineer, surveys and warranties. | |
| Build | Contractor price, specification and exclusions. | |
| Connections | Water, drainage, electricity, broadband. | |
| External works | Drives, landscaping, boundaries. |
Questions people ask
Is there VAT on a new build house?
No. The construction of a new dwelling is zero-rated. Professional fees are still standard-rated.
How much does it cost to build a 3-bed house?
About £322,000 to £406,000 for a 140 m² home built to a mid-range specification by a main contractor, excluding land and fees.
Sources and method
Our ranges combine published 2026 UK cost guides, industry data and our own survey of council fees. We check them every quarter. They are budget ranges, not quotes: always get at least three detailed written quotes. Read how Estiquote estimates work, or download the full cost data.