School building cost calculator

How the calculator builds the figure

The estimator derives GIFA from your pupil count using BB103 for mainstream and BB104 for SEN[BB103][BB104]. It applies a BCIS Q2 2026 base £/m²[BCIS Q2 2026], multiplies by the BCIS regional location factor for your area, then layers project-type and method multipliers (refurbishment is materially lower per m² than new-build; volumetric modular trims around 4% off the headline rate but the larger benefit is programme certainty).

Uplifts are configurable. Net Zero Spec21 adds 10% to works in line with DfE's 2024 output specification[Spec21]. BNG adds around 1.5% on a typical school site. FF&E sits at 8% of works as a planning figure; ESFA caps consultant fees at 10% of works under CIF 2026-27[CIF]. The default abnormal allowance is 5%; raise it where asbestos, RAAC[RAAC] or contaminated land is known.

What is excluded

The calculator is a planning anchor, not a tender estimate. It excludes site acquisition, statutory fees outside the ESFA cap (planning, building control, BNG off-site units), VAT recovery rules, finance costs and inflation beyond the BCIS quarter loaded. For tender-stage certainty, instruct a chartered QS and price against the live design.

Calculator math (worked example)

A 2FE primary (420 places) at England-average region with Net Zero, FF&E, fees and abnormals on: GIFA = 420 × 6.8 m² = 2,856 m². Works rate = £2,415 × 1.00 = £2,415/m². Sub-total works = £6,897,240. +Net Zero 10% (£689,724), +FF&E 8% (£551,779), +Fees 10% (£689,724), +Abnormals 5% (£344,862). All-in: £9,173,329. £/m² all-in: £3,212. £/pupil place: £21,841. The on-page calculator will reproduce these to within rounding.

For loaded scenarios with worked examples, see archetypes or jump straight to a preset: 2FE primary, 6FE secondary, SEN 60-place, modular new-build, refurbishment.