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.
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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.
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.
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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.
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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.
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.
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.
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.
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.
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.
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.
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.
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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.
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.
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.
Under Regulation 443.4 of BS 7671:2018+A4:2026, a risk assessment determines whether SPD (surge protection device) protection is required. For most new build homes supplied via an overhead or mixed network, the risk assessment supports SPD installation. Note that Reg 443.4 also provides an exception: single dwelling units may be excluded from the requirement to provide transient overvoltage protection where the specified conditions are met. In practice, NHBC expectations and good industry guidance mean SPDs are routinely included in new build consumer units — but the regulatory basis is a risk assessment, not an unconditional mandate.
Under Regulation 411.3.4 (introduced by A4:2026), all AC final circuits supplying luminaires within domestic premises must have additional protection by a 30 mA RCD. This means every lighting circuit in a new build dwelling requires RCD protection — typically delivered via RCBOs in a fully-protected consumer unit. This is a direct A4:2026 change that affects every new build consumer unit design.
Regulation 421.1.7 (introduced by A4:2026) recommends the installation of arc fault detection devices (AFDDs) in AC final circuits of a fixed installation to mitigate the risk of fire from arc fault currents. The wording is advisory rather than mandatory, but AFDDs are increasingly expected on premium new build specifications and are a growing industry-standard inclusion.
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:
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.
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.
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.
Elec-Mate's quoting app handles per-plot pricing, outlet schedules, and specification levels.
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