Wooden house quotes: what the price includes and how to compare offers
A price per m² says little on its own: two offers at the same price can include very different things. Here is what to check, and how to get offers on the same design.
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 affects the price
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.
A short video (in English) shows how a wooden house is designed in Geoniks.
Ask before you accept an offer
- Which wood system and wall thickness are included?
- Are transport and assembly included?
- Who does the architectural and structural drawings?
- Are electrics, plumbing and ventilation included?
- What are the delivery time and payment schedule?
- What does the warranty cover, and what maintenance is needed?
How it works
Design your house in 3D — or send your drawing
Pick a ready-made timber house and change walls, windows, doors and roof in the browser. Or upload a photo of a hand-drawn plan or your architect’s drawings — we turn it into a 3D timber house.
See an instant estimate
Get an estimate at UK price levels based on floor area, storeys and timber, plus a materials list for walls, roof and floors.
Press “Get a Quote”
Choose the United Kingdom and your preferred timber, add your town, budget and timeline. Your 3D design is attached automatically.
Receive quotes from builders
The Geoniks team forwards your request to timber frame and log home companies that build in the UK. They send their own price and lead time — you decide.
Frequently asked questions
How do I compare wooden house offers?
Ask for offers on the same design, with an itemised list of what is and is not included.
Does asking for a quote cost anything?
No. It is free, and you are not obliged to accept an offer.