Hi, I’ve been working on plans to rebuild my home in Cornwall for the past 3 years, started just before covid. I’m in a town and looking to replace old bungalow with a 200 sq m 4 bed home, finished to a good spec but far from luxury (!).

Along the way I’ve used a number of QS and had quotes from many builders. Build costs per sq m are always in £3.5 - £4k range (excl demolition and house only, ie no site works). That's 30-50% above the build calculator here (max I can get is £2.6k). Same story as well from the glossy magazines!!

Anyone in trade I mention £2.5k per sq m say it’s impossible for a decent build. Am I missing something?