Plan Your Build with Confidence
Estimate the cost of your timber frame home
Start your self-build journey with our Cost Calculator for a ballpark estimate. Whether you're exploring rough costs, refining feasibility, or seeking a detailed timber frame quote, Fleming Homes ensures a clear and straightforward approach to cost estimation.
Build Routes Explained
Choosing the right build route is an important step in your project. And one best made early on. Your decision will be shaped by a variety of factors, from budget and timeline to the level of involvement you want in the process. Understanding your options now can set your project up for success.
Route 1
MAIN CONTRACTOR
Leave it to the professionals with all work managed by a main contractor.
Pros
The main contractor oversees the entire construction project. You have one main point of contact.
The main contractor is responsible for managing and coordinating all construction procedures on site. You can essentially relax, watch it all happen, and be handed the keys once the project is completed.
If you choose this route, we recommend that you follow a rigorous tendering process, to find the right contractor for the job. If you hire the right team, you’ll get great results.
Cons
If you hire the wrong company, the results can be disastrous.
Since all responsibility is passed on to one contractor, you can expect to pay more.
Route 2
PROJECT COORDINATOR
Employ a project coordinator and a team of subcontractors for a balanced approach.
Pros
This is a practical option between the main contractor route, and self-managing the project.
The costs saved by subcontracting trades yourself can offset the cost of a employing an on-site project manager.
An experienced project coordinator will bring valuable expertise to your project, and as well as peace of mind.
Cons
The success of this route depends on an effective project coordinator.
Route 3
SELF-MANAGED
Take control of your project and directly hire subcontractors.
Pros
This is by far the most economical self-build route in terms of direct costs.
Project managing your own self-build can be highly rewarding.
Cons
This build route has a higher perceived risk, with site management left to non-professionals.
It’s demanding and daunting! To make it work, you need a good understanding of the self-build process, and a high quality team.
Cost Calculator
Enter your square meterage or square footage
Remember to include all your storeys: ground floor area plus first and second floor areas, as appropriate. If you’re unsure of the floor area our house design gallery will help you gain a better understanding of the correlation between size and price.
Unsure of your floor area? Use our Design Brief service 
Total build cost estimate
BUILD ROUTE
PRICE
ESTIMATE
Main Contractor
m² x £2,800
ft² x £260
Estimate
£
Project Coordinator
m² x £2,400
ft² x £223
Estimate
£
Self-Managed
m² x £2,000
ft² x £186
Estimate
£
Timber frame kit only estimate
SPECIFICATION
PRICE
ESTIMATE
Full specification
m² x £424
ft² x £39.39
Estimate
£
Structure only
m² x £281
ft² x £26.11
Estimate
£
Structure erect
m² x £44
ft² x £4.09
Estimate
£
Estimates Explained
Total Build Cost Estimates
The calculator provides an estimate of all expected build expenses from breaking ground to moving in – excluding the cost of the land.
Keep in Mind
Additional costs like professional fees, site complexities, landscaping, regional pricing differences, and contingencies are not included.
Every self-build is unique, and final costs depend on factors like location and design. For a detailed, tailored quote, contact our team for the timber frame element of your project.
Timber Frame Kit Cost Estimates
The timber frame kit only estimate shows the cost of your superstructure. You can choose from:
FULL Specification
Includes the timber frame, insulation, plasterboard, and internal fittings. Please note that the full specification cost does not include an allowance for windows or external doors.
Structure Only
Covers the essential structural materials such as roof, floors, and walls.
Add Erection Services
Include the cost of having Fleming Homes erect your kit, or opt for a supply-only approach if you prefer to manage assembly yourself.
Typical self-build cost breakdown
24%
TIMBER FRAME
22%
BUILDER
inc. ground works & drainage
18%
MISCELLANEOUS
decor, kitchen, sanitary etc
10%
TIMBER FRAME ERECTION
inc. plasterboard & finishings
10%
SLATING
8%
DOMESTIC PLUMBING & HEATING
4%
INTERNAL PLASTERING / EXTERNAL RENDER
2%
ELECTRICIAN
2%
SCAFFOLDING
FAQ
How much does a self-build home cost in the UK in 2026?
Self-build costs in the UK typically range from £2,000 to £2,800 per m² depending on your chosen build route and specification level. A self-managed build may cost around £2,000/m², a project-managed route around £2,400/m², and a main contractor route around £2,800/m². These figures exclude land, professional fees and VAT.
How much does a timber frame kit cost per m²?
A Fleming Homes timber frame kit starts from approximately £281/m² for structure only, from £424/m² including insulation and plasterboard, plus around £44/m² for erection. These costs cover the timber frame superstructure only and exclude groundworks, internal finishes, services and professional fees.
What is the cheapest way to self-build in the UK?
The most cost-effective self-build route is typically self-managing the project and appointing subcontractors directly, with build costs starting from around £2,000/m². Timber frame construction can also reduce programme time and on-site labour costs compared to traditional masonry construction.
Does the build cost estimate include VAT?
New self-build homes in the UK are generally zero-rated for VAT, meaning VAT is not charged on most construction work and can often be reclaimed on eligible materials. Our calculator estimates exclude VAT. Professional fees, including architect and structural engineer services, are usually subject to 20% VAT.
What is not included in the build cost estimate?
The calculator excludes land purchase, planning and building warrant fees, groundworks, utilities, landscaping, professional fees, kitchens, site insurance and contingency allowances. We recommend allowing an additional 10–15% contingency within your overall self-build budget.
How much does it cost to erect a timber frame?
Timber frame erection costs approximately £44/m² using Fleming Homes’ erection service. For a typical 150m² home, this equates to around £6,600. Timber frame erection is completed in days rather than weeks, helping reduce programme time and improve build efficiency.
How long does a timber frame self-build take?
A typical timber frame self-build project takes approximately 12–18 months from initial design through to completion. Once manufactured, the timber frame can usually be erected to wind and watertight stage within a matter of weeks, significantly accelerating the construction programme.
Is timber frame cheaper than brick construction?
Timber frame construction is not always cheaper overall, but it is often more cost-efficient due to faster build times, reduced on-site labour and improved thermal performance. Faster erection can also reduce financing, scaffolding and site management costs compared to traditional masonry builds.
What is included in a timber frame kit?
A timber frame kit typically includes the structural wall panels, floor cassettes, roof structure, insulation, membranes and structural calculations. Specification levels vary depending on the package selected and may also include plasterboard, windows, doors or erection services.