The Dangers of a Square Metre Cost

Introduction

It is common for builders to suggest a square metre cost for a house. Many people assume that different contractors offer varying square metre rates, reflecting their efficiency and value for money. Similarly, some kit house companies advertise homes with specific square metre costs.

As a result, we often receive inquiries about how much our houses cost per square metre. While it seems like a simple way to compare, this approach has several limitations—some of which can lead to costly mistakes.

Why Square Metre Comparisons Fall Short

Firstly, comparisons are rarely like-for-like. For example, some companies exclude significant costs from their quotes. Many prefabricated home companies advertise build costs that do not include anything below the floor level, yet these expenses typically account for a substantial portion of the budget—often a quarter or more.

At HebHomes, our Estimate of Costs includes allowances for site-specific elements such as foundations, service connections, and external works to give customers a more realistic idea of the total cost. However, these are assumptions until the site’s specific conditions are fully assessed.

The Impact of Fixed Costs

Square metre rates also fail to account for fixed site development costs. Features like access roads, service connections, and drainage are often necessary and can remain constant regardless of house size. As a result, the smaller the house, the higher the apparent square metre cost. Conversely, larger homes may appear more cost-effective on a per-square-metre basis.

Moreover, certain elements—such as air source heat pumps—cost roughly the same whether installed in a 100m² or a 200m² home. Their cost is not directly proportional to the house size, further distorting square metre comparisons.

Design and Quality Matter

Another flaw of square metre rates is their inability to reflect architectural design or quality. Many HebHomes designs feature dramatic double-height spaces, which increase the square metre cost while adding significant visual and spatial value. Square metre costs also fail to consider the complexity of roof designs, high-end detailing, or premium materials like high-quality kitchens, luxury bathrooms, or triple-glazed windows.

In Irish, there is an old saying: Ní fearr an gé sa tsalainn—"The goose is no better than its salting." In other words, you get what you pay for.

Avoid Hidden Costs and False Economies

Relying on square metre rates can lead to significant risks. Many people come to us after being shocked by hidden costs from other kit house companies. Some have spent thousands of euros on architectural designs without fully understanding what was included or excluded.

Our homes are designed to be substantially more affordable than fully bespoke, architect-designed houses while offering far higher quality than lower-end kit house products. But that is only part of the story—don't allow yourself to be misled by artificially low square metre rates that fail to give the full picture.

If a quoted square metre cost seems too good to be true, it probably is.

Our Advice: Plan Realistically

The best way to determine costs is to engage a Quantity Surveyor (QS) early in the process. A QS can provide a detailed budget estimate, taking into account:

• Location
• Site conditions
• Design specifics
• Infrastructure and service costs

Finally, be mindful of local market conditions. A shortage of tradespeople or contractors in certain parts of Ireland can significantly inflate prices. This is not the fault of architects, kit house companies, or QSs, but simply the reality of supply and demand in the Irish construction sector.