A straight guide to what things cost in Surrey and Hampshire, where the money goes, and how to keep control.
The first question everyone asks is "what will it cost?" The honest answer is "it depends", but there are useful benchmarks. Here they are, along with where the money goes and how to avoid nasty surprises.
Typical building costs
As a rough guide, supplied and built, before VAT and fees, at a good standard finish:
| Project | Indicative cost per m² |
|---|---|
| Single-storey extension | £2,200 to £3,200 |
| Two-storey extension | £2,000 to £2,900 |
| Loft conversion | £1,600 to £2,600 |
| Full renovation / refurbishment | £1,500 to £3,000 |
| New build home | £2,600 to £4,200 |
A high or luxury finish pushes these higher. For a quick sum for your own project, try our estimator.
Where the money goes
Roughly speaking, the budget splits across the structure and groundworks, the building envelope (roof, walls and windows), the services (plumbing, electrics and heating), the kitchen and bathrooms, the finishes and joinery, and the external works. Kitchens, bathrooms and glazing tend to carry a lot of both the cost and the character, which is why they are worth planning early.
What drives the cost up or down
- Specification and finish. The single biggest lever. The same room can cost twice as much in a luxury finish.
- Site access and ground conditions. A tight or sloping site, tricky access or poor ground all add cost.
- Structural complexity. Large openings, steelwork and basements are expensive.
- Planning constraints. Conservation areas and listed buildings ask for more careful, and often costlier, work.
- How much glass. Large areas of glazing and sliding doors add up quickly.
The extras people forget
- VAT. Most renovation and extension work carries 20 per cent VAT; new builds are usually zero-rated, and some conversions qualify for a reduced rate.
- Professional fees. Architect (often 7 to 15 per cent of build cost, or fixed fees per stage), plus structural engineer, and building control.
- Surveys and a contingency. Allow a contingency of 10 to 15 per cent for the unexpected, especially on older properties.
How payment usually works
Reputable builders do not ask for large sums up front. Payment is normally made in stages against progress, set out in a clear schedule, so you only pay for work as it is done.
How we keep it under control
Every Hankley project starts with a fully costed programme and a clear specification, with sensible allowances for anything not yet chosen. You get transparent costs before work begins, and we keep you informed at every stage, so the final figure is the one you agreed.
Figures are indicative for 2026 and depend on size, specification, site and finish. The only accurate figure comes from a proper costing.