Release date 17 January 2021
Below is a guide to calculate typical construction costs of various buildings per m2 of gross internal floor area (internal area of the building measured over internal walls and partitions, stairwell openings etc).
Unless stated otherwise, the costs are based on buildings constructed to a typical or mid-range specification. Building size and shape, number of storeys, ground conditions, design and material specification, number of lifts, local market conditions, etc. can all have a significant impact on costs.
It is quite possible for costs to vary from the range of guide costs given here.
The costs given here are intended only as an indicative guide and should be used with understanding.
We have used our Costmodelling CostAdviser software to produce cost models covering a large range of building types. Analysis of this information provides the following results:
All costs are set at current index 191 - 1Q2021 (Year 2000 = 100), at UK national average (index 100) and a building works value factor of 1. See the Construction Indices, the Regional Variations and the Project Value Adjustments pages for more details.
The costs below are for the building only (i.e. no external works), and are inclusive of preliminaries, and contractor's overheads and profit set at 7.5%.
Important! When using the information from the table below, it is important that any costs produced are adjusted using the project value adjustment factor obtained from the project value adjustment chart.
All the costs in the table below are set at a project value factor of 1. When you obtain a total building cost for your project by multiplying the gross internal floor area by the cost per m2, you should multiply the resultant total cost by the factor obtained from the chart that corresponds to your total. This will help ensure that your project costs reflect the economies of scale appropriate to your project size.
An example of how to use the information to create a construction works budget is provided at the end of this page.
| Building entities | £/m2 |
| Administrative, commercial and protective service entities | |
| Offices, non air-conditioned: 1-2 storey | 1,650 - 1,830 |
| Offices, non air-conditioned: 3-5 storey | 1,790 - 1,990 |
| Offices, non air-conditioned: 6+ storey | 2,260 - 2,500 |
| Offices, air-conditioned: 1-2 storey | 1,900 - 2,100 |
| Offices, air-conditioned: 3-5 storey | 2,090 - 2,310 |
| Offices, air-conditioned: 6+ storey | 2,640 - 2,920 |
| Offices with shops and flats, non air-conditioned: 1-2 storey | 1,730 - 1,930 |
| Offices with shops and flats, non air-conditioned: 3-5 storey | 1,850 - 2,050 |
| Offices with shops and flats, non air-conditioned: 6+ storey | 2,130 - 2,370 |
| Embassies | 2,620 - 2,900 |
| County, City and Town halls | 2,130 - 2,370 |
| Local admin buildings | 1,850 - 2,050 |
| Record offices, archives, patent offices | 2,330 - 2,590 |
| Vehicle repair and maintenance buildings | 1,420 - 1,580 |
| Department stores | 2,510 - 2,790 |
| Banks and building society branches | 2,270 - 2,510 |
| Bank head offices | 2,820 - 3,120 |
| Vehicle showrooms | 1,420 - 1,580 |
| Vehicle showrooms with workshops | 1,350 - 1,510 |
| Shops: shell only | 850 - 950 |
| Shops, simple stores: shell and fitting out | 1,510 - 1,670 |
| Shops, designer stores: shell and fitting out | 1,760 - 1,960 |
| Shops with domestic or office accommodation | 1,980 - 2,200 |
| Mixed commercial developments | 1,540 - 1,720 |
| Wholesale trading building/auction rooms | 1,230 - 1,370 |
| Market building providing accommodation for stalls, etc | 1,060 - 1,180 |
| Retail warehouses: shell only | 620 - 700 |
| Retail warehouses: shell and fitting out | 950 - 1,050 |
| Supermarkets: shell only | 750 - 830 |
| Supermarkets: shell and fitting out | 1,940 - 2,160 |
| Hypermarkets: shell only | 750 - 830 |
| Hypermarkets: shell and fitting out | 1,680 - 1,860 |
| Shopping centres | 4,120 - 4,560 |
| Branch post offices | 1,480 - 1,640 |
| Postal sorting and delivery offices | 1,480 - 1,640 |
| Police stations | 2,120 - 2,360 |
| Police admin/control buildings | 2,000 - 2,220 |
| County courts | 3,140 - 3,480 |
| Magistrates courts | 1,760 - 1,960 |
| Prisons | 2,490 - 2,770 |
| Ambulance stations | 1,310 - 1,450 |
| Ambulance control centres | 2,000 - 2,220 |
| Fire stations | 2,120 - 2,360 |
| Fire service admin/control buildings | 2,320 - 2,580 |
| Fire training buildings | 1,970 - 2,190 |
| Mountain and cave rescue centres | 1,750 - 1,950 |
| Military buildings | 2,290 - 2,550 |
| Territorial Army centres | 1,440 - 1,600 |
| Civil defence facilities | 5,040 - 5,580 |
| Camps, depots, bases, ranges, etc | 2,990 - 3,310 |
| Reformatories and secure residential units for children | 3,260 - 3,620 |
| Cultural, educational, scientific and information entities | |
| Nursery schools | 1,870 - 2,070 |
| Primary/junior schools | 1,870 - 2,070 |
| Secondary/middle schools | 2,010 - 2,230 |
| Sixth form colleges | 1,820 - 2,020 |
| Special schools | 1,640 - 1,820 |
| Schools for the mentally ill | 1,660 - 1,840 |
| Schools for the physically disabled | 1,650 - 1,830 |
| Boarding schools: mixed teaching/residential buildings | 1,800 - 2,000 |
| Training colleges | 1,570 - 1,750 |
| Management training centres | 1,850 - 2,050 |
| Universities and colleges | 2,000 - 2,220 |
| Learning resource centres | 1,950 - 2,170 |
| Adult education facilities | 1,850 - 2,050 |
| Art and drama centres | 1,700 - 1,880 |
| Lecture theatres | 4,170 - 4,610 |
| Research facilities | 2,320 - 2,580 |
| Laboratories and offices | 2,850 - 3,150 |
| Computer buildings | 2,660 - 2,960 |
| Artists' studios | 1,530 - 1,710 |
| Art galleries, facilities for special displays | 3,080 - 3,420 |
| Museums, planetaria | 3,680 - 4,080 |
| Exhibition centres | 2,490 - 2,770 |
| Conference centres | 2,380 - 2,640 |
| Libraries | 3,040 - 3,360 |
| Churches, chapels, etc. | 1,890 - 2,090 |
| Temples, mosques, synagogues, etc | 1,980 - 2,200 |
| Mission halls, meeting houses, etc. | 2,060 - 2,280 |
| Convents | 1,950 - 2,170 |
| Industrial entities | |
| Advance factories: generally | 920 - 1,020 |
| Advance factories/offices: mixed facilities | 1,250 - 1,390 |
| Factories: generally | 1,040 - 1,160 |
| Purpose-built factories | 1,040 - 1,160 |
| Purpose-built factories/offices: mixed facilities | 1,200 - 1,340 |
| Factories for food and drink | 1,920 - 2,140 |
| Factories for chemical and allied industries | 1,300 - 1,440 |
| Factories for metals | 1,300 - 1,440 |
| Factories for mechanical and electrical engineering | 1,290 - 1,430 |
| Factories for electronics, computers and the like | 1,890 - 2,090 |
| Factories for paper, printing and publishing | 1,180 - 1,320 |
| Advance warehouses/stores | 850 - 950 |
| Warehouses/stores: generally | 910 - 1,010 |
| Purpose-built warehouses/stores: generally | 940 - 1,040 |
| Builders yards and maintenance depots | 1,120 - 1,240 |
| High bay warehouses: 10m to 15m high (no heating) | 1,090 - 1,210 |
| High bay warehouses: 16m to 24m high (no heating) | 1,240 - 1,380 |
| Cold stores/refrigerated stores | 1,330 - 1,470 |
| Livestock buildings | 440 - 500 |
| Stud farms, stables, etc | 1,360 - 1,520 |
| Refuse depots | 1,470 - 1,630 |
| Medical, health, welfare and sanitary entities | |
| District hospitals | 2,340 - 2,600 |
| Acute services hospitals | 3,340 - 3,700 |
| Mental, psychiatric hospital facilities | 2,140 - 2,380 |
| Psychiatric units | 2,180 - 2,420 |
| Psycho-geriatric units | 1,890 - 2,090 |
| Mental illness units | 2,010 - 2,230 |
| Ear, nose and throat units | 1,970 - 2,190 |
| Hospital facilities for the treatment of parts of the body | 2,170 - 2,410 |
| Maternity, gynaecological hospital facilities | 2,350 - 2,610 |
| Genito-urinary facilities | 2,170 - 2,410 |
| Paediatric, geriatric hospital facilities | 2,210 - 2,450 |
| Paediatric units, children's hospitals | 2,210 - 2,450 |
| Geriatric units | 2,220 - 2,460 |
| Surgery including operating theatres | 2,740 - 3,040 |
| Hospital laboratories | 2,690 - 2,990 |
| Pathology laboratories | 2,610 - 2,890 |
| Occupational therapy, physiotherapy, hydrotherapy units | 2,090 - 2,330 |
| Pharmacies | 2,210 - 2,450 |
| Diagnostic units excluding radiography | 2,460 - 2,720 |
| Chemotherapy units | 3,210 - 3,550 |
| Radiotherapy units | 3,430 - 3,810 |
| Specialised facilities | 2,520 - 2,800 |
| Outpatients/casualty units | 2,230 - 2,470 |
| Ward blocks | 2,300 - 2,560 |
| Intensive care/acute wards | 2,720 - 3,020 |
| Sterile stores/serialisation units | 3,010 - 3,330 |
| Medical research facilities | 2,880 - 3,200 |
| Observation and assessment centres | 1,750 - 1,950 |
| Day hospitals | 2,470 - 2,730 |
| Health centres, clinics, group practice surgeries | 1,900 - 2,100 |
| Welfare consultation centres | 1,820 - 2,020 |
| Day centres | 1,810 - 2,010 |
| Nursing homes, convalescent homes, short-stay medical homes | 1,760 - 1,960 |
| Homes for the elderly | 1,840 - 2,040 |
| Homes for the mentally ill | 1,640 - 1,820 |
| Childrens homes | 1,900 - 2,100 |
| Hospices | 1,910 - 2,130 |
| Veterinary hospitals | 2,330 - 2,590 |
| Animal clinics | 2,010 - 2,230 |
| Animal rearing and living facilities | 1,730 - 1,930 |
| Kennels and catteries | 1,790 - 1,990 |
| Mortuaries | 3,070 - 3,410 |
| Crematoria | 2,450 - 2,710 |
| Recreational entities | |
| Public houses, licensed premises | 2,130 - 2,370 |
| Restaurants | 2,060 - 2,280 |
| Canteens. Refectories | 1,920 - 2,140 |
| Cafes, snack bars, coffee bars, milk bars, etc | 2,540 - 2,820 |
| Arts and drama centres | 2,220 - 2,460 |
| Theatres: less than 500 seats | 3,070 - 3,410 |
| Theatres: over 500 seats | 4,570 - 5,070 |
| Concert halls | 2,980 - 3,300 |
| Cinemas | 2,980 - 3,300 |
| Multiplex cinemas | 3,500 - 3,880 |
| Community centres | 2,020 - 2,240 |
| General purpose halls | 1,610 - 1,790 |
| Youth clubs | 2,130 - 2,370 |
| Visitors centres | 2,570 - 2,850 |
| Mixed recreations buildings, holiday camps, caravan site buildings, etc | 2,200 - 2,440 |
| Sport and activity entities | |
| Squash courts | 1,510 - 1,670 |
| Indoor bowls halls | 970 - 1,090 |
| Indoor tennis courts | 1,190 - 1,330 |
| Table tennis centres | 1,240 - 1,380 |
| Indoor cricket centres | 850 - 950 |
| Indoor bowling greens | 2,080 - 2,300 |
| Indoor athletic training centres | 1,420 - 1,580 |
| Health and fitness clubs | 2,030 - 2,250 |
| Sports centres, recreational centres | 1,860 - 2,060 |
| Sports centres, recreational centres including swimming pools | 2,700 - 3,000 |
| Gymnasium/sports halls | 1,430 - 1,590 |
| Sports pavilions, club houses and changing rooms | 1,690 - 1,870 |
| Sports changing rooms | 1,610 - 1,790 |
| Sports pavilions and club houses | 1,670 - 1,850 |
| Club houses | 1,580 - 1,760 |
| Golf club houses | 2,040 - 2,260 |
| Bowls pavilions | 1,180 - 1,320 |
| Rifle ranges | 1,360 - 1,520 |
| Golf driving ranges | 1,100 - 1,220 |
| Riding schools | 680 - 760 |
| Boat houses | 2,590 - 2,870 |
| Leisure centres: dry | 1,950 - 2,170 |
| Leisure centres: wet and dry | 2,870 - 3,190 |
| Swimming pools: small | 2,080 - 2,300 |
| Swimming pools: 25m | 2,960 - 3,280 |
| Swimming pools: 50m | 4,240 - 4,700 |
| Leisure pools | 3,580 - 3,960 |
| Covered ice rinks | 1,630 - 1,810 |
| Residential entities | |
| Housing, mixed developments | 1,320 - 1,460 |
| Estate housing: mixed developments | 1,310 - 1,450 |
| Estate housing: single storey | 1,370 - 1,530 |
| Estate housing: 2 storey | 1,250 - 1,390 |
| Estate housing: 3 storey | 1,280 - 1,420 |
| Estate housing: 4+ storey | 1,940 - 2,160 |
| Estate housing: detached, generally | 1,340 - 1,500 |
| Estate housing: semi-detached, generally | 1,290 - 1,430 |
| Estate housing: semi-detached, single storey | 1,400 - 1,560 |
| Estate housing: semi-detached, 2 storey | 1,270 - 1,410 |
| Estate housing: terraced, generally | 1,230 - 1,370 |
| Estate housing: terraced, single storey | 1,310 - 1,450 |
| Estate housing: terraced: 2 storey | 1,180 - 1,320 |
| Estate housing: terraced: 3+ storey | 1,230 - 1,370 |
| Flats/apartments: generally | 1,510 - 1,670 |
| Flats/apartments: 1-2 storey | 1,370 - 1,530 |
| Flats/apartments: 3-5 storey | 1,600 - 1,780 |
| Flats/apartments: 6+ storey | 2,230 - 2,470 |
| One-off detached housing - generally | 1,910 - 2,130 |
| One-off detached housing - single storey | 1,770 - 1,970 |
| One-off detached housing - 2 storey | 1,950 - 2,170 |
| One-off detached housing - 3 storey | 2,100 - 2,340 |
| One-off detached housing - 4+ storey | 1,950 - 2,170 |
| One-off semi-detached housing - generally | 1,740 - 1,940 |
| One-off terraced housing - generally | 1,990 - 2,210 |
| 'One-off' custom-built apartments/flats: standard quality, 3-5 storeys | 2,240 - 2,480 |
| 'One-off' custom-built apartments/flats: high quality in residential tower | 2,700 - 3,000 |
| Sheltered housing - generally | 1,490 - 1,650 |
| Sheltered housing - single storey | 1,550 - 1,730 |
| Sheltered housing - 2 storey | 1,470 - 1,630 |
| Sheltered housing - 3 storey | 1,500 - 1,660 |
| Sheltered housing - 4+ storey | 1,420 - 1,580 |
| Student residences: large budget schemes with ensuite accommodation | 1,550 - 1,730 |
| Student residences: smaller schemes (40-100 units) mid-range specification | 1,880 - 2,080 |
| Student residences: smaller high quality courtyard schemes college style | 2,500 - 2,780 |
| Sheltered housing with wardens accommodation | 1,310 - 1,450 |
| Hotels: budget roadside excluding dining facilities | 1,740 - 1,940 |
| Hotels: budget city centre with dining and bar facilities | 2,000 - 2,220 |
| Hotels: mid range with conference and leisure facilities | 2,250 - 2,490 |
| Hotels: business city centre with conference and leisure facilities | 2,870 - 3,190 |
| Hotels: luxury city centre with conference and leisure facilities | 3,870 - 4,290 |
| Barracks, mess accommodation, section houses etc | 1,910 - 2,130 |
| Youth hostels | 2,330 - 2,590 |
| Short-stay hostels for the homeless, etc | 1,990 - 2,210 |
| Piped supply entities | |
| Petrol stations | 4,020 - 4,460 |
| Electrical power generation and distribution entities | |
| Electricity substations | 1,940 - 2,160 |
| Generator houses, power stations, etc | 1,470 - 1,630 |
| Communications, security, safety and protection entities | |
| TV, radio and video studios | 2,670 - 2,970 |
| Telephone exchanges | 1,560 - 1,740 |
| Telephone engineering centres | 1,030 - 1,150 |
| Transport entities | |
| Airport hangers | 1,700 - 1,880 |
| Airport terminals | 3,750 - 4,150 |
| Airport piers or satellites | 3,930 - 4,350 |
| Airport cargo handling bases | 1,010 - 1,130 |
| Airport distribution centres | 580 - 660 |
| Bus and coach stations | 2,980 - 3,300 |
| Bus garages | 1,200 - 1,340 |
| Residential detached garage (traditional construction) | 970 - 1,090 |
| Multi-storey car parks | 620 - 700 |
| Underground car parks with mechanical ventilation | 970 - 1,090 |
| Railway stations | 4,130 - 4,570 |
| Railway lineside buildings | 1,960 - 2,180 |
| Railway relay buildings/substation | 1,640 - 1,820 |
| Rail vehicle storage/repair buildings | 2,520 - 2,800 |
| Port and harbour buildings | 2,020 - 2,240 |
| Boat control buildings | 2,320 - 2,580 |
| Circulation and storage entities | |
| Links, corridors, etc | 2,730 - 3,030 |
| Staff rooms, common rooms, rest rooms, etc | 2,400 - 2,660 |
| Kitchens | 3,350 - 3,710 |
| Kitchens with dining facilities | 3,390 - 3,750 |
| Public conveniences | 3,420 - 3,780 |
| Utility blocks - washing and toilet facilities | 2,160 - 2,400 |
| Dressing, changing rooms | 2,310 - 2,570 |
| Boiler houses | 2,710 - 3,010 |
| Boiler houses including boiler plant | 3,890 - 4,310 |
| Agricultural sheds | 760 - 860 |
| Vehicle storage buildings | 710 - 790 |
Building classifications are based on Uniclass Building Entities v1.17 dated July 2020
If you wish to create a detailed cost model yourself, download our app. It's simple, easy to do, quick and completely free of charge! Go to our download section and use our wizard to create your cost model from scratch.
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.
If you don't know any better, we would typically add a further 10 - 20% of the building cost to cover the costs of external works depending on how extensive these works are. External works include site preparation works, roads, paths and pavings, planting, fencing, railings and walls, site/street furniture and equipment, external drainage and external services.
We would typically add a figure of 10 - 15% to cover risk (contingencies).
Professional fees can be anything from 5% to 15% depending on the size of the project - generally the larger the project the smaller fee percentage.
Important! When using the information above it is important that any costs produced are adjusted for building works value. As stated, all the costs per m2 on this page are based on a building works value factor of 1 (building works value of approximately £1,000,000.
The cost per m2 given for a detached house for example is for a project in which the house is costing some £1,000,000 (i.e. a building works value factor of 1). If your house is only costing £250,000 the project value adjustment must be applied to produce the cost per m2 appropriate for your building value (in this example, the building works value factor would be 1.07 i.e. cost per m2 needs to be 7% more than the cost per m2 given in the table above.)
Making this adjustment will help produce costs that are relevant to your project size and value.
This example is for a proposed new office block in York, 2000m2 gross floor area, with a proposed construction start date of October 2021.
| Proposed 4-storey air-conditioned office block, York | ||
| Gross floor area: | 4000m2 | |
| Location: | York | |
| Proposed construction start date: | January 2022 | |
| Base cost from cost per m2 table | ||
| Offices, air-conditioned: 3-5 storey | £2,200/m2 | |
| Budget calculation | ||
| Building works cost | 4000m2 x £2,200/m2 | 8,800,000 |
| Adjustment for building works value | 0.90 | |
| 7,920,000 | ||
| Adjustment for location (York = 95) | 0.95 | |
| 7,524,000 | ||
| Adjustment for construction start date | ||
| Current tender price index January 2021 | 191 | |
| Forecasted tender price index January 2022 | 194 | |
| Adjustment (194 - 191) / 191 | 1.57% | 118,000 |
| 7,642,000 | ||
| Allowance for external works | say 15% | 1,146,000 |
| 8,788,000 | ||
| Allowance for risk | say 15% | 1,318,000 |
| 10,106,000 | ||
| Indicative total construction works cost | £10,100,000 |
Estimate base date: 1 January 2021.
Cost excludes land purchase, fees, VAT, fittings and furnishings supplied by the Client.