Typical UK Construction Costs of Buildings

Release date 1 July 2018

Typical Construction Costs of Buildings

Below is a guide to typical construction costs of various buildings per m2 of gross internal floor area (internal area measured over internal walls and partitions, stairwell openings etc). The costs are typical guide costs for a building of the size stated, constructed to a typical or mid-range specification. It is quite possible for costs to vary from -15% to +10% from the guide costs given here depending on the quality and specification of the finished building. Even this range is not absolute but is a guide only.

Costs are set at current index 180 - 3Q2018 (Year 2000 = 100), at UK national average (index 100). See the Construction Indices, the Regional Variations and the Project Value Adjustments pages for more details. The costs are for the building only, inclusive of preliminaries and contractor's overheads and profit. The costs are exclusive of furnishings, external works, allowances for risk (contingencies), fees and VAT.

If you don't know any better, we would typically add a further 20% of the costs below to cover the possible costs of external works (hard pavings, landscaping, external fences and walls, etc., foul and surface water drainage, and external services) and to the new sub-total figure a further 15% to cover risk (contingencies). This is only very much a rough guide and depends very much on the size of the site associated with the building and the level of specification and complexity of the external works. Professional fees can be anything from 5% to 10% depending on the size of the project - generally the larger the project the smaller fee percentage.

Building prices can be influenced significantly by local conditions, local market conditions, size and specification. The prices given here are intended only as an indicative guide and should be used with caution as prices outside these ranges can be encountered in meeting local conditions and specific client requirements.

An example of how a construction works budget may be put together is given at the end of this page.

Utilities and Civil Engineering Facilities
Surface car parks 1000m2 £110
Surface car parks with landscaping 1000m2 £130
Multi-storey car parks 15000m2 £500
Underground car parks with mechanical ventilation 2000m2 £1,140
Railway stations 5000m2 £2,650
Bus stations 5000m2 £2,520
Bus garages 2000m2 £1,050
Petrol stations 1000m2 £2,330
Vehicle showrooms with workshops 2000m2 £1,340
Vehicle repair and maintenance buildings 2000m2 £1,340
Industrial buildings
Agricultural shed 5000m2 £680
Factory, light industrial for letting with incoming mains only 5000m2 £690
Factory, light industrial for letting including lighting and power, toilets and basic office accommodation 5000m2 £870
Factory, light industrial for owner occupation including all services and basic accommodation 5000m2 £1,110
Factory, heavy industrial for owner occupation including all services and basic accommodation 5000m2 £1,790
High-technology workshops with air-conditioning 5000m2 £2,940
High bay warehouse 10m to 15m high (excluding racking) 10000m2 £360
High bay warehouse 16m to 24m high (excluding racking) 10000m2 £400
Administrative buildings
County court 2000m2 £2,790
Magistrates court 2000m2 £1,570
Office, non-air conditioned 3000m2 £1,540
Office, low rise, air conditioned 3000m2 £1,660
Office, medium rise, air conditioned 6000m2 £2,000
Office, high rise, air conditioned 10000m2 £2,270
Bank (branch) 2000m2 £1,820
Bank (city centre/head office) 2000m2 £2,520
Shop - shell 1000m2 £830
Shop - fitting out shell 1000m2 £780
Retail warehouse 6000m2 £830
Shopping mall, air-conditioned 80000m2 £4,040
Police station 2000m2 £1,820
Ambulance station 2000m2 £1,160
Fire station 2000m2 £1,880
Health and welfare buildings
General hospital 10000m2 £2,180
Group practice surgery 2000m2 £1,520
Health centre 2000m2 £1,520
Home for the handicapped 3000m2 £1,540
Home for the elderly 3000m2 £1,490
Refreshment, entertainment and recreation buildings
Restaurant 2000m2 £1,700
Public house 2000m2 £1,880
Theatres 4000m2 £3,900
Community centre 2000m2 £1,650
Swimming pool (international standard) 8000m2 £3,760
Swimming pool (local authority standard) 3000m2 £2,720
Sports hall including changing rooms 3000m2 £1,190
Squash courts 1000m2 £1,210
Sports pavilion 1000m2 £1,520
Religious buildings
Church 1500m2 £1,540
Church hall 1000m2 £1,710
Educational, cultural and scientific buildings
Nursery school 1000m2 £1,580
Primary school 4000m2 £1,520
Secondary school 12000m2 £1,710
Sixth form college 5000m2 £1,450
University 12000m2 £1,550
Training centre 2000m2 £1,650
Laboratory building 12000m2 £2,340
Computer building 5000m2 £2,140
Learning resource centre 2000m2 £1,770
Conference centre 5000m2 £2,070
Residential buildings
Housing association schemes apartments/flats 2000m2 £1,600
Housing association schemes bungalows 2000m2 £1,360
Housing association schemes houses 2000m2 £1,330
Sheltered housing flats with lifts and warden's accommodation 2000m2 £1,270
Private developments 3 to 5 storey flats 2000m2 £2,200
Private developments two and three storey houses 2000m2 £1,850
Private house, single detached 250m2 £1,980
Apartments - high quality in residential tower 7000m2 £2,550
Students residence 5000m2 £1,760
Hotel - luxury city centre 5000m2 £3,590
Hotel - business town centre with conference and leisure facilities 5000m2 £2,660
Hotel - mid range with conference and leisure facilities 5000m2 £2,110
Hotel - budget city centre with dining and bar facilities 3000m2 £1,930
Hotel - budget roadside excluding dining facilities 2000m2 £1,720

Example of putting a budget together

The following is an example of how an early cost advice budget may be put together when all that is know about the project is building size (gross floor area), location and an indicative start of construction date.

This example is for a proposed new office block in York, 5000m2 gross floor area, with a proposed construction start date of July 2019.

Base cost from cost per m2 table above
Office, medium rise, air conditioned 5000m2 x £2,000 10,000,000
Adjustment for location (York = 95) 0.95
Adjustment for project value
Base cost factor (6000m2 x 2,0000 = 12,000,000) 0.87
Cost factor for this project (base value 9,500,000) 0.88
Adjustment (0.88 - 0.87) / 0.87 1.15% 109,000
Adjustment for construction start date
Current tender price index Julyl 2018 180
Forecasted tender price index July 2019 188
Adjustment (185 - 180) / 180 2.78% 267,000
Allowance for external works say 20% 1,975,000
Allowance for risk say 15% 1,778,000
Indicative total building works cost £13,750,000

Estimate base date: 1 July 2018.

Cost excludes land purchase, fees and VAT.