Price Guide

How Much Does a Builder Really Cost?

Compare prices for 14 services across 342 UK locations. Data-driven pricing updated for .

14 services priced 342 cities covered Updated

National pricing

Builder Prices

National average prices. Select a city below for local pricing.

All prices include materials and labour unless stated otherwise. Prices verified 2026

Single Storey Extension

Low

£30,000

Average

£50,000

High

£80,000

8-12 weeks

More details

Building a single storey rear or side extension, typically 15-25m². Includes foundations, walls, roof, windows, plastering and basic electrics and plumbing. Does not include kitchen or bathroom fitting.

~45% labour, ~55% materials

What affects the price

  • Size of extension in square metres
  • Foundation complexity and ground conditions
  • Roof type (flat or pitched)
  • Whether planning permission is required
  • Level of internal finish and specification

Double Storey Extension

Low

£50,000

Average

£85,000

High

£140,000

12-20 weeks

More details

Building a two storey extension to the rear or side of a property. Includes foundations, structural walls, first floor, roof, windows, stairs if needed, plastering and basic services. Typically 30-50m² total floor area.

~47% labour, ~53% materials

What affects the price

  • Total floor area across both storeys
  • Structural engineer requirements
  • Integration with existing roof and walls
  • Whether planning permission is required
  • Internal specification and fit-out level

Loft Conversion

Low

£25,000

Average

£50,000

High

£80,000

6-10 weeks

More details

Turning your loft into a proper room you can live in, with roof windows or a dormer (a box-shaped extension built out from the roof to add headroom). Includes strengthening the floor, insulation, a new staircase, plastering, electrics, and flooring. Price is for a typical dormer conversion.

~53% labour, ~47% materials

What affects the price

  • Type of conversion (Velux, dormer, mansard, hip-to-gable)
  • Existing roof structure and head height
  • Whether a bathroom or en-suite is included
  • Staircase design and location
  • Planning permission and party wall requirements

Garage Conversion

Low

£8,000

Average

£15,000

High

£25,000

2-4 weeks

More details

Turning your garage into a room you can use as a living space, office, or bedroom. The garage door opening is bricked up (with a window), and the walls and floor are insulated, damp-proofed, plastered, and finished with proper flooring and electrics.

~47% labour, ~53% materials

What affects the price

  • Whether the garage is integral, attached or detached
  • Condition of the existing structure
  • Damp proofing and insulation requirements
  • Level of finish (basic vs high spec)
  • Whether plumbing is needed for a utility or bathroom

Porch Build

Low

£2,500

Average

£4,500

High

£8,000

1-2 weeks

More details

Building a new front porch with foundations, walls, roof and door. Typical size around 2-3m². Includes brickwork or rendered blockwork to match the existing house, tiled or flat roof, lighting and a new front door.

~42% labour, ~58% materials

What affects the price

  • Size and design of the porch
  • Materials (brick, uPVC, timber, rendered block)
  • Roof type (tiled, flat, lead)
  • Whether planning permission is needed (over 3m² usually requires it)
  • Matching existing house materials and style

Garden Wall

Low

£800

Average

£1,500

High

£3,000

2-4 days

More details

Building a new brick or block garden boundary wall, typically 5-10 metres long and 1-1.5 metres high. Includes excavating and pouring concrete footings, brickwork, mortar joints, coping stones and pointing.

~37% labour, ~63% materials

What affects the price

  • Length and height of the wall
  • Type of brick or stone used
  • Single or double skin construction
  • Ground conditions for foundations
  • Piers, coping stones and decorative features

Knock Through Internal Wall

Low

£1,000

Average

£1,800

High

£3,500

2-4 days

More details

Removing an internal wall to create an open-plan living space. If the wall is holding up the floor or roof above (load-bearing), a steel beam will be fitted to take over that job. Includes plastering, tidying up the ceiling and floor where the wall was, and disposing of rubble. Building control approval is included.

~58% labour, ~42% materials

What affects the price

  • Whether the wall is load-bearing or non-load-bearing
  • Length and height of the opening
  • Size and weight of steel beam required
  • Structural engineer fees
  • Making good plastering, coving and flooring

Chimney Breast Removal

Low

£1,200

Average

£2,000

High

£3,500

2-4 days

More details

Removing a chimney breast on one floor to free up room space. Includes structural support for the remaining chimney above, making good walls, ceiling and floor, and disposing of rubble. Requires building control approval.

~75% labour, ~25% materials

What affects the price

  • Which floor the chimney breast is being removed from
  • Whether the chimney stack above needs supporting or removing
  • Structural engineer fees and building control
  • Making good plastering and flooring
  • Asbestos survey if property is pre-2000

Underpinning

Low

£5,000

Average

£12,000

High

£25,000

2-4 weeks

More details

Strengthening your home's foundations by digging down and adding concrete beneath them. Usually needed when the ground has shifted (subsidence), tree roots have caused movement, or you are adding an extra storey. Price is for underpinning one wall of a typical semi-detached house.

~40% labour, ~60% materials

What affects the price

  • Method used (mass concrete, beam and base, mini-piling)
  • Length of wall to be underpinned
  • Depth of new foundations required
  • Ground conditions and water table level
  • Structural engineer and building control fees

Damp Proof Course

Low

£500

Average

£1,200

High

£2,500

1-3 days

More details

Stopping damp from rising up through your walls from the ground. The builder drills holes along the bottom of the wall and injects a waterproofing cream that creates a barrier. The damp plaster inside is then stripped off and replaced with special plaster that helps the wall dry out.

~69% labour, ~31% materials

What affects the price

  • Length of wall to be treated
  • Wall thickness (single or double skin)
  • Extent of internal re-plastering needed
  • Access to external walls
  • Whether tanking or membrane is needed instead

New Build Garage

Low

£10,000

Average

£18,000

High

£30,000

3-5 weeks

More details

Building a new single detached garage from scratch with concrete base, block or brick walls, up-and-over door, pitched or flat roof and electrics. Typical size around 18m². Does not include driveway works.

~44% labour, ~56% materials

What affects the price

  • Size (single, double or triple)
  • Materials (brick, block, timber frame, prefab)
  • Roof type and covering
  • Whether planning permission is required
  • Electrical supply and lighting

Outbuilding or Garden Room

Low

£12,000

Average

£25,000

High

£50,000

3-6 weeks

More details

Building an insulated garden room or outbuilding suitable for year-round use as a home office, gym or studio. Typically 10-20m² with insulated walls, double glazed windows, electrics, heating and internal finish.

~38% labour, ~62% materials

What affects the price

  • Size and design complexity
  • Insulation level and materials (SIPs, timber frame)
  • Foundations required (concrete slab, screw piles)
  • Electrical supply, heating and plumbing
  • Internal finish level and specification

Structural Steelwork (RSJ Installation)

Low

£1,000

Average

£1,800

High

£3,000

1-2 days

More details

Supplying and fitting a steel beam to support the structure above when a wall is removed or a new opening is created. Includes a structural engineer designing the right beam size, delivery, installation, and building control inspection. The beam is usually hidden inside the ceiling afterwards.

~64% labour, ~36% materials

What affects the price

  • Length and size of the beam
  • Weight and access for delivery and lifting
  • Structural engineer fees
  • Padstone and bearing requirements
  • Fire protection and building control sign-off

Patio or Decking Build

Low

£1,500

Average

£3,500

High

£7,000

3-5 days

More details

Building a new patio or decking area, typically 15-20m². Patio includes ground preparation, sub-base, and laying slabs or porcelain tiles. Decking includes frame construction, boards, steps and balustrade if needed.

~41% labour, ~59% materials

What affects the price

  • Size of the area in square metres
  • Material choice (concrete slabs, porcelain, natural stone, softwood, composite)
  • Ground preparation and levelling required
  • Steps, edging and balustrade requirements
  • Drainage and lighting

Popular locations

Builder Costs by City

London

£37,290–£99,440

Birmingham

£27,990–£74,640

Leeds

£29,160–£77,760

Glasgow

£31,470–£83,920

Sheffield

£29,550–£78,800

Manchester

£29,310–£78,160

Bradford

£26,250–£70,000

Edinburgh

£34,260–£91,360

Liverpool

£29,640–£79,040

Bristol

£32,250–£86,000

Coventry

£28,740–£76,640

Leicester

£25,650–£68,400

Local pricing

Find Builder Costs in Your City

Browse all 342 cities for local builder pricing.

Barking and Dagenham Barnet Bexley London
Brighton Milton Keynes Reading Southampton
Bournemouth Bristol Gloucester Plymouth
Colchester Luton Norwich Peterborough
Birmingham Coventry Stoke-on-Trent Wolverhampton
Derby Leicester Northampton Nottingham
Bradford Leeds Sheffield York
Bolton Liverpool Manchester Warrington
County Durham Middlesbrough Newcastle upon Tyne Sunderland
Blaenau Gwent Bridgend Cardiff Swansea
Aberdeen Dundee Edinburgh Glasgow
Belfast

Regional comparison

Single Storey Extension by City

Average cost of single storey extension across key UK cities.

London
+24% £62,150
Manchester
-2% £48,850
Birmingham
-7% £46,650
Glasgow
+5% £52,450
Bristol
+7% £53,750
Leeds
-3% £48,600
Cardiff
-2% £49,150
Belfast
-13% £43,500

Overview

What Does a Builder Do?

A builder provides professional services covering extensions, conversions, structural work and general building projects. They handle everything from routine maintenance and inspections to full installations and emergency repairs. Whether you need a small repair or a major project, hiring a qualified builder ensures the work is done safely, to code, and to a professional standard.

You should hire a builder whenever you need work that requires specialist skills, tools, or qualifications. Many types of builder work are regulated and must be carried out by a certified professional. Attempting DIY on regulated work can be dangerous, void your insurance, and create costly problems down the line.

Pricing for builder services depends on the complexity of what you need, the options chosen, and where you live in the UK. Simpler services sit at the lower end of the scale, while more involved or premium options will be significantly more expensive. The prices on this page give you a realistic range for each type of service so you know what to expect before getting quotes.

When hiring a builder, always get at least three quotes from different tradespeople. Read recent reviews and ask for references. Always check qualifications, insurance and recent reviews. A reputable builder will be happy to provide a detailed breakdown of costs and explain exactly what is included in their quote.

Related services

Related Services

Services often needed alongside a builder.

Roofing UK price guide £80–£275 Plastering UK price guide £400–£1,000 Electrician UK price guide £4,000–£8,000 Plumber UK price guide £50–£200 Painting & Decorating UK price guide £200–£650 Scaffolding UK price guide £600–£1,400 Kitchen Fitting UK price guide £3,000–£8,000 Bathroom Fitting UK price guide £4,500–£12,000

Common questions

Frequently Asked Questions

Common questions about builder costs in the UK.

Do I need planning permission for an extension?
Many single-storey rear extensions fall under permitted development and do not need planning permission, provided they meet size and height limits. However, you will still need building regulations approval for structural, electrical and drainage work. Always check with your local planning authority before starting.
What is the difference between planning permission and building regulations?
Planning permission controls what you can build and where, including size, appearance and impact on neighbours. Building regulations ensure the work itself meets safety and structural standards. You may need one, both, or neither depending on the project.
Should I use a fixed price or day rate for building work?
A fixed price gives you cost certainty and puts the risk on the builder. A day rate can work out cheaper for small or unpredictable jobs, but costs can spiral if the work takes longer than expected. For anything over a few days, a fixed price with a clear scope of work is usually the safer choice.
What does a party wall agreement involve?
If your building work affects a shared wall or boundary with a neighbour, you need to serve a Party Wall Notice under the Party Wall Act 1996. If your neighbour agrees in writing, no further action is needed. If they dissent, both parties must appoint a surveyor to draw up an agreement, which typically costs around 1,000 per neighbour.
How do I find a reliable builder in the UK?
Personal recommendations from friends and family are the most reliable route. Failing that, look for builders who are members of the Federation of Master Builders (FMB) or the National Federation of Builders (NFB), as these bodies vet members and offer dispute resolution. Always get at least three quotes and ask to see examples of similar completed work.
What payment schedule is normal for building work?
A typical payment schedule is a small deposit (10-15%) to secure the start date, then staged payments at agreed milestones such as foundations complete, roof on, first fix done, and final completion. Never pay the full amount upfront. Retaining 5-10% until snagging is resolved is standard practice.
Do I need an architect for a house extension?
Not always. Simple rear extensions can often be designed by a builder or an architectural technician. However, for larger or more complex projects — especially those needing planning permission — a RIBA-registered architect will produce better designs and handle the planning application. Their fee is typically 7-12% of the build cost.
How much disruption should I expect during an extension build?
Expect significant disruption during the first few weeks when foundations are dug and walls are built. There will be noise, dust, and tradespeople coming and going. Most families stay in the property throughout, but some prefer to move out for the messiest phases. Your builder should protect existing floors and keep the site tidy at the end of each day.
What is a building control completion certificate and why does it matter?
A completion certificate confirms that the building work meets current Building Regulations. It is issued by your local authority or an approved inspector once all inspections are passed. You will need this certificate when selling your home, and your solicitor will flag any missing certificates during the conveyancing process.
How much does a builder cost in the UK?
The most common builder job, single storey extension, costs between £30,000 and £80,000 nationally, with an average of £50,000. Prices vary depending on the scope of work, materials used, and your location within the UK.
What affects builder prices?
The main factors are the complexity and scope of what you need, the options and products chosen, and your location. London and the South East are typically 15-35% more expensive than northern regions. Getting multiple quotes is the best way to ensure a fair price.
How do I find a reliable builder?
Get at least three quotes from different tradespeople, check recent reviews and references, and ask for a detailed written quote that breaks down all costs before committing. Always check qualifications, insurance and recent reviews.
Do builder prices vary by location?
Yes, significantly. London is the most expensive area, with prices typically 20-35% above the national average. The South East is also above average. Northern England, Wales, Scotland and Northern Ireland tend to be 5-15% below the national average. Our city pages show exact local pricing for 342 UK locations.
Do the prices shown include materials?
The prices on this page include all typical costs. However, when getting real quotes, always confirm what is and isn't included. Some tradespeople break out costs separately, while others give an all-in price. Ask for a detailed breakdown before agreeing to any work.
When is the best time to hire a builder?
Demand for builder services tends to peak in autumn and winter, which can mean longer wait times and higher prices. If your job isn't urgent, booking during spring or summer may get you a better rate and faster availability. Emergency work will always cost more regardless of the time of year.