Thinking About Costs: What to Expect (and What to Plan For)

If you’re thinking about building something new, extending your home, or making your existing space work better for you, one of the first questions is often: how much is this going to cost?

It’s a fair question, and an important one, but the answer depends on a lot of different factors. At Barefoot, we believe it’s best to have open, realistic conversations early on, so you can plan with confidence and avoid nasty surprises later.

What Affects the Cost of a Project?

There are a few big factors that tend to have the biggest impact on how much a project costs to build:

• Access and Site Conditions
  If your site is on a slope, has limited access for vehicles or machinery (such as a mid-terrace rear extension), or has poor ground conditions (like clay, rock or made-up ground), that can make construction more complex and more expensive.

• Size and Layout
  Unsurprisingly, bigger spaces cost more, but a larger footprint doesn’t always mean better value. A smaller, well-designed home or extension can often achieve more with less.

• Design and Materials
  The more bespoke the design, things like curves, cantilevers or unusual details, the more labour and specialist skills are needed. The same goes for high-spec materials or sustainable products, which we love using but always balance with your budget.

• Retrofit Surprises
  If you’re renovating or extending an older building, be prepared for the unexpected. Hidden damp, old wiring, or structural issues can crop up during the build, and it’s sensible to allow a contingency for this.

Whilst pre-construction site inspections can reveal the condition of the building generally, you never quite what will be uncovered once the build is started in earnest!

Some Ballpark Figures

Every project is different, but to give you a rough idea:

• New builds: Around £3,000 - £4,000 per square metre, depending on the level of finish and sustainability.

• Extensions: Usually in the region of £3,000 - £5,000 per square metre. Though this can be higher depending on the property (for example if there is restricted access, or extensive below ground works.

• Retrofit and refurbishments: From £1,500 - £2,000 per square metre, depending on the building, scope and condition.

These are build costs only. They don’t include VAT (usually 20%), professional fees (such as architectural, structural engineering, or other consultants), planning or building regs submissions and landscaping, though we can help guide you on all of those too.

How We Help You Estimate

At the early stages, we’ll talk through your ideas and priorities, and help you shape a brief and a budget that feel realistic. We can provide high-level cost ranges and work closely with cost consultants if needed.

Throughout the design process, we’ll be honest about where the cost risks are and where there’s flexibility. Our goal is to design something that not only looks great and feels right, but also fits within what you’re comfortable spending.

We generally undertake a 2-stage tender process to enable contractor input on costs earlier in the process to inform decisions.

We believe good design should be grounded in reality. That doesn’t mean compromising your vision, but it does mean making smart choices early on, so that your budget works as hard as your building does.

Thinking of starting something? We’d love to hear about it.