Timber frame house cost in the UK (2026)
A complete timber frame self-build typically costs £1,800–£3,250 per m² of internal floor area; the frame kit alone is about £400–£650 per m². Here is what that means for your house, what each price includes, and how to get comparable quotes.
Timber frame house costs today
Today a complete timber frame self-build typically costs about £1,800–£3,250 per m² of internal floor area (average around £2,450/m²), excluding land, fees and VAT. The frame kit alone is roughly £400–£650/m².
These are indicative planning figures. Land, surveys, groundworks, services connections, professional fees and planning costs are usually extra. The real price always comes from the builder — through Geoniks you receive quotes directly from them.
| Scope | Cost per m² | Example 150 m² |
|---|---|---|
| Timber frame kit only | £400 – £650 | ≈ £60,000 – £97,500 |
| Complete build, standard spec | £1,800 – £2,500 | ≈ £270,000 – £375,000 |
| High spec / London & South East | £3,250 – £3,500+ | ≈ £487,500 – £525,000+ |
What does a 100, 150 or 200 m² timber frame house cost?
Floor area × £1,800–£2,500 per m² (standard specification). High-spec houses and London & the South East can reach £3,250–£3,500+ per m². Land, fees and VAT are extra.
| House size | Complete build, standard spec |
|---|---|
| 100 m² | £180,000 – £250,000 |
| 150 m² | £270,000 – £375,000 |
| 200 m² | £360,000 – £500,000 |
A short video (in English) shows how a wooden house is designed in Geoniks.
Kit or complete build — what is in the price?
- Frame kit (£400–£650/m²): the timber frame wall and roof panels, usually delivered and erected — not the foundations, roof covering, windows or interior.
- Weathertight shell: frame plus roof covering, windows and external doors — you or your builder finish the inside.
- Complete build (£1,800–£2,500/m² standard spec): ready to move in — services, kitchen, bathrooms and finishes included.
- Usually extra in every case: land, surveys, groundworks and foundations, service connections, architect and planning fees, VAT.
What affects the cost?
Build system
Open-panel or closed-panel timber frame, SIPs, oak frame, log or CLT — heavier and more bespoke systems cost more.
How much you manage
Kit only, weathertight shell or full turnkey build — the difference in total cost is large.
Size and storeys
Cost per m² usually falls as the house gets bigger; two storeys share foundations and roof over more floor area.
Energy performance
Heat pumps, solar PV, MVHR and higher insulation standards affect cost and running costs.
Plot and groundworks
Ground conditions, slopes, access and service connections vary enormously between plots.
Region and finishes
Labour costs differ between the North and London; kitchens, bathrooms and glazing move the final figure a lot.
How to compare timber frame quotes
- Ask every company to price the same plan and the same scope (kit, weathertight or complete).
- Check how floor area is measured (internal or external) — it changes the price per m².
- See whether foundations, delivery, crane, erection and VAT are included.
- Compare insulation and airtightness levels (U-values), not only the price.
- Ask for lead time and what the warranty covers (lenders usually need one).
Where the figures come from
Cost ranges compiled from UK self-build and timber frame cost guides (checked September 2026); not binding.
Frequently asked questions
How much does a timber frame house cost per m² in the UK?
A complete timber frame self-build typically costs about £1,800–£3,250 per m² of internal floor area, averaging around £2,450/m², excluding land, fees and VAT. The frame kit alone is roughly £400–£650 per m².
How much does a 150 m² timber frame house cost?
At £1,800–£2,500 per m² for a standard specification, a complete 150 m² timber frame house costs roughly £270,000–£375,000, excluding land, fees and VAT. A high-spec build in London and the South East is more.
How much is a timber frame kit?
About £400–£650 per m², so roughly £60,000–£97,500 for 150 m². The kit covers the timber frame panels; foundations, roof covering, windows and the interior are extra.
How do I get real prices for my timber frame house?
Draw the house in 3D on Geoniks (free) or send your plan, then request quotes: timber frame companies that build in the UK send their own price and lead time for the same plan.