The Quick answer
In 2026 a new build house in Kent typically costs around £2,000 to £2,800 per m2 with a main contractor, and £2,300 to £3,500 per m2 on a design and build contract that includes professional fees. For a 120 m2 home that is roughly £240,000 to £336,000 for the build alone, before land, utility connections, fees and contingency. In Maidstone you also need full planning permission and must meet a 20 percent biodiversity net gain target. Choose a contractor with proven groundworks, structural and project management experience, and a fixed scope in writing.
This guide is written by a Kent builder, not a national cost website. It explains where the money goes, what the planning process looks like in Maidstone and across Kent, and how to pick a new build contractor you can trust.
What is a new build contractor?
A new build contractor is a building company that constructs a complete new home on a plot of land, from groundworks and foundations through to the finished house. Unlike a developer, who builds to sell, a contractor builds for you as the client, whether you are self-building a family home, replacing an existing house or developing a single plot.
How much does it cost to build a house in Kent in 2026?
Published 2026 UK guidance puts main contractor build costs at £2,000 to £2,800 per m2 and design and build packages at £2,300 to £3,500 per m2, excluding VAT. Self-managed projects (where you hire the trades yourself) come in lower at £1,600 to £2,200 per m2, but you carry the programme and the risk. The South East commands higher labour rates than the national average, so expect Kent projects to sit in the upper half of these ranges.
| Route | Cost per m2 (UK, 2026) | 120 m2 house | Who carries the risk |
| Self-managed | £1,600 to £2,200 | £192,000 to £264,000 | You |
| Main contractor | £2,000 to £2,800 | £240,000 to £336,000 | Shared, fixed price contract |
| Design and build | £2,300 to £3,500 | £276,000 to £420,000 | Contractor, includes design fees |
Source: Homebuilding & Renovating, How much will it cost to build a house in 2026 (updated February 2026). Excludes VAT and land. Guide figures, not a quote.
What costs sit outside the per m2 price?
- Professional fees. Planning drawings (£3,500 to £6,000), building regulations drawings (£3,500 to £6,000), structural engineer (£1,500 to £3,000), and architect fees often quoted at 7 to 15 percent of build cost.
- Site investigation. A soil investigation typically costs £1,000 to £2,500 and a topographical survey £600 to £1,000. Kent clay and nearby trees often mean deeper foundations.
- Utility connections. Budget £15,000 to £25,000 for water, electricity, drainage and gas or alternatives.
- Building control and warranty. Building regulations fees of £1,000 to £3,500 plus a warranty at around 1 percent of construction value.
- External works. Driveways, landscaping and boundaries can add around 15 percent of build cost.
- Contingency. Allow 10 to 15 percent of the total budget for the unexpected, including inflation.
Do you need planning permission for a new build in Kent?
Yes. A new dwelling always needs full planning permission. Permitted development does not cover building a new house, and a new dwelling is not treated as a householder application. The same extension rules we cover in our guides to [planning permission for an extension in Kent] and [permitted development in Kent] do not apply here.
Things to check first on a Kent plot:
- Settlement boundaries and the Local Plan. Plots outside settlement boundaries are much harder to approve.
- Conservation areas, listed neighbours and protected landscapes. Parts of Kent sit in the Kent Downs and High Weald National Landscapes, where design and materials are scrutinised.
- Flood risk, trees and access. Highways visibility splays and tree protection orders regularly shape the layout.
- Drainage and sewer location. Building over a public sewer needs agreement with the water company.
What is biodiversity net gain and does it affect a new build in Maidstone?
Biodiversity net gain (BNG) is a planning requirement to leave the natural environment measurably better after development. Maidstone Borough Council states its requirement for new residential development is 20 percent, made up of the 10 percent statutory gain plus a 10 percent local gain. The council asks for the statutory metric, habitat maps and a Kent Biodiversity Gain Statement with the application.
Exemptions have recently changed. Planning commentary reports that from 6 August 2026 the old self-build and custom-build exemption no longer applies to new applications, replaced by an exemption for sites of up to 0.2 hectares that do not affect priority habitat, and that a recent Maidstone appeal failed in part because no legal agreement secured the self-build exemption. Always confirm the current position with the council or on GOV.UK before relying on any exemption.
How long does a new build take?
Allow several months for design and planning (planning applications normally take around eight weeks once validated), then a build programme that depends on size and construction method. A typical single house on a conventional masonry build is a matter of months on site, not weeks. Modern methods such as SIPs or ICF can be 20 to 30 percent quicker.
What should you look for in a new build contractor in Kent?
- Proof of similar work. Ask to see completed new builds or large structural projects, not only kitchens and extensions.
- In-house structural and groundworks knowledge. Foundations, drainage and steelwork are where budgets go wrong.
- A fixed scope and itemised quote. Foundations, drainage, glazing and provisional sums should each be listed.
- Trusted specialist trades. Electricians, roofers, plasterers, structural engineers and architects who work with the contractor project after project.
- Clear communication and a tidy site. Weekly updates and written variations.
- Building control and warranty handled. Ask who arranges inspections and the structural warranty.
New build, extension or knock down and rebuild?
| Option | Best for | Planning | Typical cost (estimate) |
| New build on a plot | A home designed from scratch | Full planning, BNG | £2,000 to £2,800 per m2 plus land |
| Knock down and rebuild | Poor existing house on a good plot | Full planning, demolition costs | New build cost plus £10,000 to £15,000 demolition |
| Large extension | Keeping your current home | Often permitted development or householder | See our [wraparound extension] and [double storey extension] guides |
Planning a new build in Kent?
BDC Construction was founded in 2011 by Ben, who has over 20 years of hands-on building experience. We deliver new builds and house extensions across Maidstone, Bearsted, Headcorn, Sevenoaks, Tunbridge Wells and surrounding areas. Contact BDC Construction for a free, no-obligation quote on your new build.
Frequently asked questions
How much does it cost to build a house in Kent in 2026?
About £2,000 to £2,800 per m2 with a main contractor, so roughly £240,000 to £336,000 for a 120 m2 house, before land, fees, connections and contingency.
Do I need planning permission to build a new house in Kent?
Yes. A new dwelling needs full planning permission, plus building regulations approval.
What is the cheapest way to build a new house?
Self-managing the build can cut costs by around 10 to 15 percent, but you take on programme, safety and quality risk. A fixed price contract with an experienced contractor is usually safer.
Does biodiversity net gain apply to a single new house in Maidstone?
Yes. Maidstone requires 20 percent biodiversity net gain on new residential development. Exemptions changed in August 2026, so check the current rules.
How long does it take to build a house?
Planning typically takes around eight weeks once validated, followed by a build programme of several months depending on size and method.
Can I get a fixed price for a new build?
Yes, once drawings, structural design and specification are complete. Provisional sums for ground conditions and utilities should be clearly listed.