How much does electrical installation cost per square metre for a new build in 2026?

New build electrical installation costs range from £35 to £85 per square metre in 2026. A basic builder-standard specification with minimum socket outlets and pendant lighting costs £35 to £45 per square metre. A mid-range specification with additional sockets, downlights, USB charging points, and outdoor lighting costs £50 to £65 per square metre. A premium specification with home automation, structured data wiring, underfloor heating controls, and EV charger installation costs £70 to £85 per square metre. These rates include first fix, second fix, consumer unit, testing, and the EIC.

What is included in first fix electrical for a new build?

First fix electrical includes all the wiring and back boxes installed before plastering. This covers running cables from the consumer unit position to each outlet, switch, and light position; fitting galvanised metal back boxes for switches and sockets; installing ceiling plates and loop-in boxes; running cables for smoke detectors, doorbells, and external lighting; and temporarily making off cables for safe plastering. First fix also includes coordination with other trades to ensure cable routes do not conflict with plumbing, heating, and structural elements.

What is included in second fix electrical for a new build?

Second fix electrical is carried out after plastering and decoration. It includes fitting the consumer unit and all protective devices; installing all socket outlets, light switches, light fittings, and other accessories; connecting smoke detectors, doorbells, extractor fans, and cooker connections; testing every circuit to BS 7671 standards; completing the Electrical Installation Certificate (EIC); and submitting Part P notification. Second fix is typically the last trade on site before handover.

What are NHBC standards for electrical installations?

NHBC Standards Chapter 8.1 covers electrical installations in new homes. Key requirements include compliance with BS 7671:2018+A4:2026, provision of adequate socket outlets in all habitable rooms (minimum 4 doubles in living rooms, 2 doubles in bedrooms), smoke and heat detection to BS 5839-6, energy-efficient lighting (minimum 75% of fixed lighting outlets must be energy efficient), and an SPD (surge protection device) at the consumer unit. The electrical installation must be inspected and tested before the NHBC final inspection.

How many socket outlets are needed in a new build?

There is no regulatory minimum in BS 7671, but NHBC Standards and good practice guidelines recommend minimum provisions: living room 4 to 6 double sockets, kitchen 6 to 8 doubles (including dedicated circuits for oven, hob, fridge, dishwasher, and washing machine), bedrooms 2 to 4 doubles each, hallway 1 to 2 doubles, and a shaver supply unit to BS EN 61558-2-5 in the bathroom. Section 701 of BS 7671 divides a location containing a bath or shower into zones 0, 1 and 2 only, and Regulation 701.512.3 prohibits ordinary socket-outlets within 2.50 m horizontally of the zone 1 boundary — only SELV socket-outlets to Section 414 and shaver supply units to BS EN 61558-2-5 may be installed closer. Most mid-range specifications exceed these minimums significantly.

Do new builds need EV charger pre-wiring?

Since June 2022, the Building Regulations (Approved Document S) require new dwellings with associated parking to have an EV charge point installed — not just pre-wired. The minimum requirement is a 7kW Mode 3 smart charge point. The electrical installation must include a dedicated 32A radial circuit from the consumer unit to the charge point location, with the RCD protection required by Section 722 of BS 7671 for electric vehicle charging installations (Regulation 722.531.3). Budget £800 to £1,200 per dwelling for the charge point, cable run, and dedicated circuit.

How long does electrical installation take on a new build house?

For a standard 3-bedroom house, first fix electrical takes 2 to 3 days and second fix takes 2 to 3 days. There is typically a gap of 4 to 8 weeks between first and second fix whilst plastering and decoration are completed. Testing and certification adds half a day to a full day. For a development of multiple plots, the electrician will usually work across several plots simultaneously, completing first fix on one plot whilst waiting for others to be ready for second fix.

What smoke detection is required in new build homes?

New build homes must have smoke and heat detection installed to BS 5839-6, Category LD1 (recommended) or LD2 (minimum). This requires interlinked smoke detectors in all habitable rooms, landings, and hallways, plus heat detectors in kitchens. Since June 2022, Approved Document B requires all alarms to be interlinked — either hard-wired or via radio frequency. Mains-powered detectors with battery backup are standard. A typical 3-bedroom house requires 6 to 8 interlinked detectors at a material cost of £150 to £250.

COST GUIDE

New Build Electrical Cost: UK Per m² Guide 2026

What does new build electrical installation cost per square metre? This guide covers first fix, second fix, specification levels from basic to premium, NHBC standards, and realistic pricing — for developers comparing tenders and electricians quoting new build contracts.

Start 7-day free trial

Free for 7 days · No charge until day 8 · Cancel anytime · Used by 1,000+ UK electricians

14 min readUpdated 2026-08-06Andrew Moore, Founder of Elec-Mate

Written and reviewed by Andrew Moore, founder of Elec-Mate, against BS 7671:2018+A4:2026, IET Guidance Note 3 and the IET On-Site Guide.

ShareX in W

The short answer

How much does new build electrical installation cost per m²?

New build electrical installation costs roughly £35–£85 per square metre in 2026, depending on specification. A basic builder-standard fit-out runs £35–£45/m², a mid-range spec (extra sockets, downlights, USB, outdoor lighting) £50–£65/m², and a premium spec (home automation, data wiring, EV charger, heating controls) £70–£85/m². For a typical 3-bedroom house of about 90 m², that is around £4,500–£8,000 for the full package — first fix, second fix, consumer unit, testing and the EIC.

1,000+

UK electricians

“Replaced three separate apps with Elec-Mate. Certs, quotes, and scheduling all in one place.”
Daniel Palmer, DP Electrical · 5 out of 5

Key takeaways

01New build electrical installation costs in the UK range from £35 to £85 per square metre depending on specification level, with a typical 3-bedroom house (90m²) costing £4,500 to £8,000 for the full electrical package.
02First fix (carcass wiring, containment, back boxes) accounts for approximately 55% to 65% of the total electrical cost. Second fix (accessories, consumer unit, testing, certification) accounts for the remaining 35% to 45%.
03Specification levels range from basic (builder standard with minimum outlets) through mid-range (additional sockets, USB charging, downlights) to premium (home automation, structured wiring, underfloor heating controls, EV charger pre-wire).
04NHBC Standards Chapter 8.1 sets minimum requirements for electrical installations in new build homes registered with NHBC. The installation must also comply with BS 7671:2018+A4:2026.
05An Electrical Installation Certificate (EIC) must be issued for each dwelling, and the work must be notified under Part P of the Building Regulations.
06Reference labour benchmarks (2026): full house rewire 35–55 hours / £3,500–£5,500; consumer unit change 4–6 hours / £450–£750. Use these as a sanity check when pricing a new-build first-fix package.
07Two BS 7671 requirements shape new build consumer unit design. Reg 411.3.4 requires 30 mA RCD additional protection for AC final circuits supplying luminaires within domestic premises. Reg 421.1.7 requires AFDDs (arc fault detection devices) on single-phase AC final circuits supplying socket-outlets rated up to 32 A in high rise residential buildings, HMOs, purpose-built student accommodation and care homes, and recommends them for all other premises. Both affect material and pricing for new build work.

01 · Cost Guide

New Build Electrical Installation Overview

Electrical installation in new build homes is structured around the two-fix system that aligns with the construction programme. First fix goes in after the building is weathertight but before plastering. Second fix completes the installation after decoration and before handover.

Whether you are a developer pricing the electrical package for a new development, a project manager comparing electrical tenders, or a domestic subcontractor quoting new build plots, this guide provides realistic per-square-metre costs and specification breakdowns based on current UK market rates.

New build work offers predictable, repeatable installations — especially on developments with multiple plots of the same house type. This makes it attractive for electrical contractors who can optimise their labour and material costs across the programme.

Free download

Get the BS 7671 A4:2026 Cheat Sheet — free

Every key change in the 2026 amendment on one page. AFDDs, TN-C-S protection, new schedule columns, model forms. Pinned on your van dash.

Every regulation change summarised
New model forms (EIC + MEIWC)
Free PDF — no subscription

02 · Cost Guide

First Fix Costs and Scope

First fix is the carcass wiring stage. All cables are run, back boxes are installed, and the installation is prepared for the plasterer. First fix typically accounts for 55% to 65% of the total electrical cost.

First Fix Cost Breakdown

Cable and wiring — £800 to £2,000 per plot depending on size and specification. Twin and earth, 3-core and earth, data cable, coaxial, and fire alarm cable. A standard 3-bed house uses approximately 400 to 600 metres of cable.
Back boxes and accessories — £150 to £350 per plot. Galvanised metal back boxes (35mm and 47mm depth), ceiling plates, junction boxes, and cable clips.
Labour (first fix) — £1,200 to £2,500 per plot. 2 to 3 days at day rates of £250 to £350 per electrician, typically with a mate at £150 to £200 per day.

Total first fix cost for a standard 3-bedroom house: £2,500 to £4,500. On a multi-plot development with repeated house types, first fix labour can be optimised through familiarity and pre-cut cable lengths.

03 · Cost Guide

Second Fix Costs and Scope

Second fix is the completion stage — fitting accessories, the consumer unit, testing, and certification. Second fix accounts for 35% to 45% of the total electrical cost.

Second Fix Cost Breakdown

Consumer unit with RCBOs and SPD — £350 to £600 per plot. A 10 to 12-way board is standard for a 3-bedroom house.
Accessories — £200 to £600 per plot depending on specification. Basic white plastic accessories: £200 to £300. Brushed steel or chrome: £400 to £600.
Light fittings — £200 to £1,500 per plot depending on specification. Builder-standard pendants and battens: £200 to £400. LED downlights throughout: £600 to £1,000. Designer fittings: £1,000+.
Labour (second fix, testing, certification) — £1,000 to £2,000 per plot. 2 to 3 days including testing and EIC completion.

04 · Cost Guide

Cost Per Square Metre by Specification

Here are realistic per-square-metre rates for new build electrical installations in 2026, covering both first and second fix, consumer unit, testing, and EIC.

Basic specification: £35 to £45/m² — Builder standard. Minimum socket outlets per NHBC guidelines, pendant lighting, standard white accessories, basic smoke detection, no downlights, no external lighting beyond a single bulkhead. Typical for volume housebuilder affordable housing plots.
Mid-range specification: £50 to £65/m² — Additional socket outlets (6+ doubles in living areas), LED downlights in kitchen and bathroom, USB charging sockets in bedrooms and kitchen, external lighting (2 to 4 fittings), extractor fans, shaver socket, TV and data points in living room and bedrooms. Typical for mid-market housebuilder private sale plots.
Premium specification: £70 to £85/m² — High-density socket provision, LED downlights throughout, structured Cat6A data wiring, underfloor heating controls (wiring only), multi-room audio pre-wire, comprehensive external and garden lighting, EV charger installation, AFDDs (arc fault detection devices — recommended by BS 7671 Reg 421.1.7 for single-phase socket-outlet final circuits up to 32 A in an ordinary dwelling, and required in high rise residential buildings, HMOs, purpose-built student accommodation and care homes), brushed steel or chrome accessories. Typical for premium developers and self-build projects.

For a 90m² 3-bedroom house: basic specification costs approximately £3,150 to £4,050, mid-range costs £4,500 to £5,850, and premium costs £6,300 to £7,650. These are the electrical subcontract costs — the developer's selling price will include overheads and margin on top.

05 · Cost Guide

Specification Levels Explained

The specification level is agreed between the developer and the electrical contractor before first fix begins. It defines exactly what is included in the electrical package for each house type.

Outlet Schedule

The outlet schedule defines the exact number and type of socket outlets, lighting points, switches, and data points in each room of each house type. It is the contract document that the electrician prices against. Any extras requested by the buyer are charged as variations.

Buyer Upgrades

Many developers offer electrical upgrade packages to buyers — additional sockets, downlights, USB charging, external lighting, and EV charger pre-wiring. These upgrades are priced per item and typically carry a 30% to 50% margin for the developer. The electrician receives the net cost plus a reasonable markup.

In the app

Price the job in minutes, not evenings

Professional quotes with the remedial estimator, then invoice from your phone the moment the work is done. From £6.99/mo.

Try the quoting tools free

06 · Cost Guide

NHBC Standards and Housebuilder Requirements

Most new build homes in the UK are registered with NHBC (National House Building Council) or an equivalent warranty provider. NHBC Standards Chapter 8.1 sets requirements for electrical installations that go beyond the minimum in BS 7671.

Minimum outlet provision — NHBC requires adequate socket outlets in all habitable rooms. Whilst BS 7671 does not specify minimum numbers, NHBC Standards effectively set the baseline that builders must meet.
Energy efficiency — At least 75% of fixed lighting outlets must have energy-efficient light fittings (LED or equivalent). This is an NHBC and Building Regulations requirement.
Smoke and heat detection — Interlinked smoke and heat detection to BS 5839-6. NHBC requires mains-powered detectors with battery backup.
EV charging — Approved Document S requires an EV charge point for each new dwelling with associated parking. NHBC inspectors verify compliance.

NHBC inspectors check the electrical installation at key stages — typically at first fix (before plastering) and at completion. Ensure your work will pass these inspections to avoid delays to the developer's programme.

07 · Cost Guide

Regulations and Certification

New build electrical installations must comply with BS 7671:2018+A4:2026, the Building Regulations (Part P in England and Wales), and NHBC Standards (if applicable).

An Electrical Installation Certificate (EIC) must be issued for each dwelling. The EIC must cover the complete installation including the consumer unit, all final circuits, smoke detection, and the EV charger circuit. RCD protection is required for socket outlets up to 32A per Regulation 411.3.3 of BS 7671.

Part P notification is required for each dwelling. If you are registered with a competent person scheme (NICEIC, NAPIT, ELECSA), you can self-certify. The Building Regulations Compliance Certificate should be provided to the developer for inclusion in the handover pack to the buyer.

Regulation 443.4.1 of BS 7671:2018+A4:2026 requires protection against transient overvoltages — in practice an SPD (surge protection device) — where the consequence of an overvoltage could result in serious injury to, or loss of, human life, or in significant financial or data loss. For all other cases, including ordinary dwellings, protection shall be provided unless the owner of the installation declares it is not required because any loss or damage is tolerable and they accept the risk. The old risk-assessment method (Regulation 443.5) and its calculated risk level annex have been deleted. The practical effect for new build is that an SPD is the default: price one into every consumer unit unless the developer gives you a written declaration to omit it.

Under Regulation 411.3.4, all AC final circuits supplying luminaires within domestic (household) premises must have additional protection by an RCD with a rated residual operating current not exceeding 30 mA. This means every lighting circuit in a new build dwelling requires RCD protection — typically delivered via RCBOs in a fully-protected consumer unit.

Regulation 421.1.7 requires arc fault detection devices (AFDDs) conforming to BS EN 62606 on single-phase AC final circuits supplying socket-outlets with a rated current not exceeding 32 A in high rise residential buildings, houses in multiple occupation, purpose-built student accommodation and care homes. For all other premises — including ordinary new build houses — AFDDs are recommended rather than required, but they are increasingly expected on premium specifications. Where AFDDs are used they must be placed at the origin of the circuit protected. If you are wiring apartment blocks over 18 m or in excess of six storeys, treat AFDDs as a priced-in requirement, not an upgrade.

08 · Cost Guide

For Electricians: Quoting New Build Work

New build electrical work is high-volume, predictable work that rewards efficient organisation and tight material procurement. Here are tips for pricing new build contracts profitably:

Price Per Plot, Quote Per Phase

Calculate your cost per house type (based on the outlet schedule), then quote the development in phases. Use Elec-Mate's quoting app to build per-plot pricing templates that you can replicate across the development.

EIC Templates for Each House Type

Create an EIC template for each house type on the development. Pre-populate the circuit schedule, design current, and protective device details. On second fix, you only need to enter the test results for each plot — saving significant administration time.

Material Procurement

Bulk-buy cables and accessories for the full development. Negotiate trade account terms with your wholesaler based on the total order value. Pre-cut cable lengths for each house type to reduce waste and speed up first fix.

In the app

Quote new build electrical packages efficiently

Elec-Mate's quoting app handles per-plot pricing, outlet schedules, and specification levels.

Try it free for 7 days

Frequently Asked Questions About New Build Electrical Costs

What electricians say

Verified reviews from the UK App Store.

One App for Everything!

Elec-Mate is my go to app for business and electrical work. It's feature rich without feeling cluttered. A true all in one app for quotes, certs, calculations, RAMS, EICRs, and more. I use it every day without fail, and it makes my workflow much smoother since I'm not jumping between apps anymore. The price-to-feature ratio is excellent. Any issues I've had, the developer responds within the hour and usually fixes them the same day. 100% recommend.

Fantastic app for electricians

I've used the app and the web based version for a while now and it's well worth the investment. If you're an apprentice or experienced Spark give it a go, you won't be disappointed.

Absolutely amazing

I've been using Elec-Mate for a while now, and honestly, it's one of the best apps I've ever downloaded. Every aspect of it feels thoughtfully designed, from the clean and intuitive interface to the powerful features that make everything so easy to manage. It's clear that a lot of care and attention went into building this app, and it shows in every detail.

Trusted by electricians across the UK

Real feedback from real sparks

“Replaced three separate apps with Elec-Mate. Certs, quotes, and scheduling all in one place.”

Daniel Palmer

Sole Trader · DP Electrical

“I've won two contracts this month because I could turn quotes around same-day with the AI cost engineer.”

Nathan Perry

Electrician · NP Electrical Services

“The study centre got me through my AM2. Mock exams and flashcards are brilliant.”

Jake Pizey

3rd Year Apprentice · Apprentice

7-day free trial

Quote New Build Electrical Packages with Per-Plot Pricing

Join 1,000+ UK electricians using Elec-Mate for new build quoting with outlet schedules, specification levels, and EIC templates. 7-day free trial.

Start your free trial

From £6.99/mo after the trial — no charge until day 8.