timber frame benefits

Timber Frame Self-Build Cost Calculator

Estimate the cost of a new timber frame home with Fleming Homes using our cost per square metre calculator. Depending on your experience as a self-builder, skill set and available time, your build route options are set out below.

Estimating total build costs

With a timber frame self-build project, ‘total build costs’ means the total cost of completing your new home, excluding the cost of land. Self-build timber frame homes are typically constructed using one of three build route. Click below to read more about each route.

Build Route 1 – All work is carried out by a main contractor.

Build Route 2 – You employ a project coordinator and a team of subcontractors.

Build Route 3 – You self-manage the project, and employ a team of subcontractors.

Fleming Homes has over 30 years’ experience working successfully with self-builders on all these build routes.

Our service is tailored to your situation, and we provide clear practical guidelines to help you, whatever your needs and preferred level of involvement.

To discuss your individual project requirements with Fleming Homes, get in touch with our team.

Cost Calculator

Use the cost calculator below to estimate approximate prices for (a) total build cost or (b) just the timber frame kit.

This is the ideal build route for self-builders who want a professional team to take all the responsibility and weight off your mind.


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.


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.

This is the ideal build route for self-builders who want to save costs by subcontracting trades themselves, combined with the peace of mind of project manager on site.


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.


The success of this route depends on an effective project coordinator.

This is the ideal build route for self-builders with a strong DIY ethic and project management skills.


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.


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.

Total build cost estimate

Total cost depends on many factors, including site slope, quality of finishings, and overall specification. Our house plans show total floor areas for previous projects, which will give you a sense of what you need to budget.
*Please note that costs suggested by this table are only estimates, and this calculation doesn’t include the cost of the site, or factor in the site's geographic location, professional fees or extensive landscaping.
For a more accurate quotation for your specific project, site and specification, please get in touch with Fleming Homes.


Typical self-build cost breakdown

Here’s how costs typically break down with a timber frame self-build home.

Fleming Homes Costs Breakdown

Timber frame kit only estimate

The cost calculator also provides an estimate for the timber frame kit only (the section of the cost calculator on the right-hand side). This cost is included in the total build cost estimate shown on the left.

This works out approximate costs for our timber frame ‘kit’, comprising the timber frame, plus insulation, plasterboard, and internal fittings. (It does not include windows). For full details of what’s included in our kit package, see our Specification Brochure. You can also opt to buy the timber frame structure only.
*Note that these figures are indicative only, and will depend on the nature of your project. The quality and specification of a timber frame kit can vary enormously between companies, making it hard to compare quotes.
Please contact Fleming Homes for a more accurate quotation.


Other timber frame options

At Fleming Homes, we build our own timber frames, so self-builders have three options to buy:

  1. Timber frame structure only.
  2. Timber frame with full specification (see our Specification Brochure.)
  3. Timber frame with a bespoke specification.

For a more accurate quotation and to discuss your project in detail, contact Fleming Homes.


Calculating erection cost estimates

A budget of around £30-45m² will give you a ballpark for the erection costs to get your project to the wind and watertight stage.

Find out more about Fleming Homes erection services, or contact us for an accurate quotation for erection costs for your project.

Have a Question?

We’ve answered a wide range of common questions in our Fleming Homes FAQ section,
if you don’t find the answer you’re looking for, why not speak directly to us on 01361 883785.