There is no single price per square metre that holds true for a bespoke home. The cost is shaped by a handful of decisions, most of them made long before the first brick is laid. This guide explains each one, so you can set a budget with confidence.
The plot sets the starting point
Access, ground conditions, slope and services all affect what happens below ground. A level plot with good access and mains connections costs far less to prepare than a sloping woodland site.
Have the ground surveyed early. It is the cheapest way to avoid an expensive surprise.
- Ground conditions and foundations
- Access for deliveries and machinery
- Connections for water, power and drainage
- Trees, boundaries and neighbours
Design decisions shape most of the budget
Size matters, but form matters too. Large spans of glazing, vaulted ceilings and complex rooflines add cost, and they are often what makes a home exceptional.
A good architect spends your budget where it shows and keeps the structure simple where it does not.
How our architectural design service works
Specification is where costs vary most
Two homes of the same size can differ greatly in price because of what goes inside them. Windows, heating, kitchens, bathrooms, joinery and flooring are each a decision with a wide range.
Agree the specification in writing before work starts, so the price you approve is the price you pay.
- Glazing and external doors
- Heating, ventilation and energy systems
- Kitchen, bathrooms and bespoke joinery
- Flooring, lighting and finishes
Interiors and landscaping are part of the home
Furniture, soft furnishings, gardens and driveways are often left out of early budgets. Include them from the start, and the home you move into will look the way you pictured it.
Explore our interior design service
Fees, approvals and contingency
Allow for design fees, planning, building control, structural engineering and surveys. Set aside a contingency for the unexpected, particularly below ground.
Why one team usually costs less overall
When design, construction and interiors sit with one firm, decisions are priced as they are made and nothing falls between contractors. That is how Heronsmere works, from first sketch to final key.
Questions to ask any builder
Whoever you choose, these questions will tell you a great deal.
- What exactly is included in the price, and what is not?
- How are changes priced once work has started?
- Who manages the site day to day?
- Can I see homes you have finished?