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Q&As
What can I do if build costs per square metre are too high?
At the time of buying land, we had to make some fag-packet calculations to determine the feasibility of our land/build budget.
We estimated that we could build a 250m2 home by looking at the guides in Build It magazine, as well as other advice that followed similar lines. But now that we have the land and are talking to architects, they are suggesting much higher cost levels. We’re not in London but they say £2,000 per m2 is entry level, which is well above the Build It and other guidance for a high-quality home.
If I am to believe the architects, my home will not be big enough. So should I just sell the land or advise them a higher budget and worry about bringing the costs in at the original expected levels? Or should I find a different architect – they’ve hinted they wouldn’t want to work with us without re-setting our budget expectations?
It really is disconcerting to have got so far on what may be shaky assumptions.
Answers
It’s perfectly reasonable to feel confused about the advice available when it comes to the cost of building bespoke houses. By definition it cannot be an exact science, as no two self built homes are likely to be the same and their specification mixes will vary dramatically.
However, industry advice concerning costs has to start somewhere and models like the Build It calculator at https://www.self-build.co.uk/build-cost-calculator attempt to provide category costs within a range of common procurement options.
If it provides some comfort, I have just let several contracts on a development within the M25 where the detached houses, which range in size from 245m2 to 280m2, are set to be constructed at the equivalent rates of £1,358 per m2 and £1,415 per m2. These houses will deliver 2010 Building Regulations, each entailing five bedrooms, four bathrooms, underfloor heating and the basic landscaping. These costs do not, however, include any of the professional fees in getting to this position. What’s more, changing the specification could easily increase costs. Depending upon budget, each individual will find their personal level of comfort for the specification/cost conundrum.
As you’ve found, some of the supply chain will quote prices at £2,000 per m2 and upwards – and some people will spend this kind of money. However, the guidance you have worked with, and the budgets stated, should be capable of delivering a high quality home in the size category you require.
Tim Doherty, Build It expert and MD at Dobanti Chartered Surveyors
