How much does it cost to build a house: shell vs developer vs turnkey

Building a house is a long-term investment, and the question everyone asks is: how much does it cost? The answer depends on which stage you are referring to. ## Costs for a 120–150 m² house in 2026 - Closed shell stage (no installations): £400–£560/m² → £48,000–£84,000 - Developer stage (installations, windows, plaster): £700–£1,000/m² → £84,000–£150,000 - Turnkey (finishing + kitchen, bathrooms): £1,100–£1,600/m² → £132,000–£240,000 ## What impacts the budget most - House shape — every corner and bay window adds 5–10% to the costs. - Roof — a multi-pitched roof can be 30–50% more expensive than a gable roof. - Technology — block vs modular vs masonry: differences of ±15%. - Connections — electricity, water, gas: £2,000–£10,000, often overlooked in plans. - Region — labor rates in the east and in smaller towns can be 20–30% lower. ## Good practice Always add a 10–15% buffer to every estimate — on a construction site, there is always something that wasn't in the original design. Get several quotes for the same scope of work — the differences can be huge. Post your project on LocalTrader with your set budget and maximum price.