What does it cost to build a one-off contemporary house?

Understanding the True Cost of a Bespoke Home Build

If you’ve ever searched online for the cost of building a home, you’ve probably seen figures around £2,000 per square metre. Google, ChatGPT, or self-build magazines often quote ranges from £1,500 to £3,000/m², but for a truly bespoke, one-off house, these estimates fall short. In our experience, achieving high-quality design, contemporary detailing, and bespoke solutions with premium materials inevitably drives costs higher.

The truth is, square metre rates can be quite misleading. They depend entirely on what’s included. A simple, box-shaped structure will be more cost-efficient, but it lacks architectural interest. Features like covered outdoor areas, balconies, double-height spaces, and roof overhangs add significant character to a home but don’t increase liveable floor space. These elements elevate the design – and the square metre rate – without increasing the size of the house itself.

How We Approach Costing

To simplify the conversation around costs, at the very beginning of a project we break down the cost into three key components:

• The Core Build – the house itself
• Fit-Out – the interior finishes
• Landscaping – the outdoor environment

There may also be standalone costs, like a swimming pool or outbuildings, which we highlight separately.

For the Core Build, you should expect to budget £4,500 to £6,000 per square metre for a high-quality specification. This includes minimally framed windows, good-quality floor finishes, and a sustainable home with underfloor heating and an air, or ground-source heat pump. We also typically specify heat recovery ventilation and photovoltaic (PV) panels to ensure the home is both comfortable and energy-efficient.

Beyond the Core Build, you’ll need to allow for the Fit-Out, which covers everything from bathrooms and kitchens to joinery, curtains, and blinds. Specialist wall finishes, AV equipment, and furniture also fall under this category. Depending on your wish list, the Fit-Out can range from 10% to 100% of the build cost, though most of our clients spend around 25%.

Landscaping is another essential consideration, typically adding 10% to 20% of the build cost. This ensures the outdoor spaces are as thoughtfully designed as the house itself.

Finally, it’s important to factor in professional fees, which usually account for around 15% of the construction cost. This covers architectural services, structural, mechanical and elelctrical engineers, and other consultants involved in bringing your project to life.

Setting Realistic Expectations

We always prioritise honest conversations about cost from the outset to avoid disappointment and wasted design fees. A key part of this approach is appointing a cost consultant early in the project. While it’s an upfront investment relative to construction, it’s one that can save significant expense down the line, ensuring everyone is aligned on budget expectations from the start.

In the end, every bespoke home is unique, and costs will inevitably vary from project to project. Our role is to guide you through the process, ensuring you can make informed decisions while minimising risk – and ultimately, creating a home that meets your vision without unwelcome surprises.