Self Build Mortgages > What’s possible with £100k?

Can I build a house for £100k in the UK?

How far does £100k go in 2025?

When people imagine building a house for £100,000, they may picture a typical three or four-bedroom family home. But the reality is that £100k in today’s market stretches much less far than that.

Current build cost data for 2025 shows that most self builds fall between £1,750 and £3,000 per square metre, depending on where you build and the specification you choose. This means that, at the most cost-efficient end of the scale, a £100k budget buys around 55–60 square metres of space. Which is roughly the size of a modest two-bedroom bungalow or a compact single-storey starter home. At higher specifications or in more expensive regions, the same budget might only deliver 40 square metres of space.

It’s also important to recognise that the per-square-metre figures you’ll see quoted typically cover the construction work only. To turn a plot into a home, you’ll also need to pay for groundworks and utility connections, professional design and engineering fees, insurance, and a realistic contingency for unexpected costs. Once those are factored in, £100k is possible, but only if the house is kept deliberately small and the design straightforward.

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Examples of what a £100k build can get you

A 50m² Timber Kit Bungalow

One of the most achievable ways to approach a £100k build is to use a pre-manufactured timber kit.
A simple one-storey bungalow of around 50 square metres could be supplied as a kit for around £40,000. Once you add in foundations and service connections at around £20,000, plus another £20,000 for basic internal finishes like a kitchen, bathroom, and flooring, the total comes to roughly £80,000.
On top of that, you should allow at least £8,000 for professional fees and approvals, and a 10% contingency of about £10,000.
This type of build is small but liveable, giving you one or two bedrooms in a manageable footprint.
A 60–65m² Simple Two-Bed House

If you want just a little more space, you might look at a 60–65 square metre home. This is the kind of size that could provide two bedrooms and a modest living space.
At 2025 prices, this could mean a main build cost of £70,000–£80,000. Once you factor in groundworks and utilities (£25,000), internal fit-out (£15,000–£20,000), and fees (£10,000), the project might total £120,000–£125,000.
With careful cost control, self-management, and basic finishes, you could aim to bring this figure closer to £100k, but it would be a tight and ambitious target.
A 40–45m² Micro-Home

At the smaller end of the scale, a micro-home of around 40–45 square metres could be delivered for under £100,000.
A basic structural shell might cost £35,000, groundworks and services £15,000, and internal fit-out another £20,000. With fees and contingency included, the project might total £80,000–£95,000.
This is the easiest way to stay below £100k, but the compromise is in space. It’s suitable for a single occupant, a couple, or as a starter home, but less practical for families.

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How to make a low Self Build budget work

Keep your design simple

Look for more basic rectangular shapes and modest finishes.

Use kit or modular systems

But make sure you’re clear on what’s included. For example shell only or a full package?

Self-manage your project

Hiring subcontractors directly saves money, but requires time and expertise

Phase your project

Depending on living arrangements, taking longer to complete can free up more money.

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Our Self Build Saver Solution can help

One of the biggest risks on a £100k build is overspending. But our Self Build Saver Solution is designed to keep your costs under control and save you money in the long run.

✔ FREE fully costed schedule of works

✔ FREE CGI renderings so you can visualise the design.

✔ FREE access to Build Chain procurement software

✔ BIG savings, like £750 off timber frames

✔ Discounts on VAT reclaim services to make sure you don’t overpay.

✔ Discounts on windows, doors, kitchens, and flooring

✔ Savings on interior design, fitted wardrobes, blinds, and furniture

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Why work with mayflower?

Budget builds demand careful planning and, most importantly, the right finance. That’s where Mayflower Mortgage comes in.

15+ years of experience helping people bring their projects to life.
A dedicated adviser by your side. You’ll always know who to call, and they’ll know the detail of your project.