Typical UK Construction Costs of Buildings

Release date 1 January 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 177 - 1Q2018 (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 £490
Underground car parks with mechanical ventilation 2000m2 £1,130
Railway stations 5000m2 £2,620
Bus stations 5000m2 £2,490
Bus garages 2000m2 £1,040
Petrol stations 1000m2 £2,300
Vehicle showrooms with workshops 2000m2 £1,330
Vehicle repair and maintenance buildings 2000m2 £1,330
Industrial buildings
Agricultural shed 5000m2 £670
Factory, light industrial for letting with incoming mains only 5000m2 £680
Factory, light industrial for letting including lighting and power, toilets and basic office accommodation 5000m2 £860
Factory, light industrial for owner occupation including all services and basic accommodation 5000m2 £1,100
Factory, heavy industrial for owner occupation including all services and basic accommodation 5000m2 £1,770
High-technology workshops with air-conditioning 5000m2 £2,910
High bay warehouse 10m to 15m high (excluding racking) 10000m2 £360
High bay warehouse 16m to 24m high (excluding racking) 10000m2 £390
Administrative buildings
County court 2000m2 £2,760
Magistrates court 2000m2 £1,560
Office, non-air conditioned 3000m2 £1,520
Office, low rise, air conditioned 3000m2 £1,650
Office, medium rise, air conditioned 6000m2 £1,980
Office, high rise, air conditioned 10000m2 £2,240
Bank (branch) 2000m2 £1,810
Bank (city centre/head office) 2000m2 £2,490
Shop - shell 1000m2 £820
Shop - fitting out shell 1000m2 £770
Retail warehouse 6000m2 £820
Shopping mall, air-conditioned 80000m2 £3,990
Police station 2000m2 £1,810
Ambulance station 2000m2 £1,150
Fire station 2000m2 £1,860
Health and welfare buildings
General hospital 10000m2 £2,160
Group practice surgery 2000m2 £1,500
Health centre 2000m2 £1,500
Home for the handicapped 3000m2 £1,520
Home for the elderly 3000m2 £1,470
Refreshment, entertainment and recreation buildings
Restaurant 2000m2 £1,680
Public house 2000m2 £1,860
Theatres 4000m2 £3,860
Community centre 2000m2 £1,630
Swimming pool (international standard) 8000m2 £3,720
Swimming pool (local authority standard) 3000m2 £2,700
Sports hall including changing rooms 3000m2 £1,180
Squash courts 1000m2 £1,190
Sports pavilion 1000m2 £1,510
Religious buildings
Church 1500m2 £1,530
Church hall 1000m2 £1,690
Educational, cultural and scientific buildings
Nursery school 1000m2 £1,560
Primary school 4000m2 £1,500
Secondary school 12000m2 £1,690
Sixth form college 5000m2 £1,430
University 12000m2 £1,530
Training centre 2000m2 £1,630
Laboratory building 12000m2 £2,310
Computer building 5000m2 £2,120
Learning resource centre 2000m2 £1,750
Conference centre 5000m2 £2,050
Residential buildings
Housing association schemes apartments/flats 2000m2 £1,580
Housing association schemes bungalows 2000m2 £1,340
Housing association schemes houses 2000m2 £1,320
Sheltered housing flats with lifts and warden's accommodation 2000m2 £1,260
Private developments 3 to 5 storey flats 2000m2 £2,180
Private developments two and three storey houses 2000m2 £1,830
Private house, single detached 250m2 £1,960
Apartments - high quality in residential tower 7000m2 £2,520
Students residence 5000m2 £1,740
Hotel - luxury city centre 5000m2 £3,550
Hotel - business town centre with conference and leisure facilities 5000m2 £2,630
Hotel - mid range with conference and leisure facilities 5000m2 £2,090
Hotel - budget city centre with dining and bar facilities 3000m2 £1,910
Hotel - budget roadside excluding dining facilities 2000m2 £1,700

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 January 2019.

Base cost from cost per m2 table above
Office, medium rise, air conditioned 5000m2 x £1,980 9,900,000
Adjustment for location (York = 95) 0.95
Adjustment for project value
Base cost factor (6000m2 x 1,980 = 11,880,000) 0.87
Cost factor for this project (base value 9,405,000) 0.88
Adjustment (0.88 - 0.87) / 0.87 1.15% 108,000
Adjustment for construction start date
Current tender price index January 2018 177
Forecasted tender price index January 2019 182
Adjustment (182 - 177) / 177 2.82% 269,000
Allowance for external works say 20% 1,956,000
Allowance for risk say 15% 1,761,000
Indicative total building works cost £13,500,000

Estimate base date: 1 January 2018.

Cost excludes land purchase, fees and VAT.