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This guide gives you ",{"_key":69,"_type":65,"marks":70,"text":72},"af586244e6ec",[71],"strong","real 2026 figures",{"_key":74,"_type":65,"marks":75,"text":76},"c45103cdc88c",[]," based on what Warvena are pricing and building right now across the county. No vague ranges, no national averages dressed up as Cornish data. Just honest numbers and the context to use them.",[],{"spacing":79,"theme":84},{"_type":80,"include_section_padding_bottom":57,"include_section_padding_top":81,"section_padding_bottom":82,"section_padding_top":83},"spacing",false,"section-padding-bottom-xs","section-padding-top",{"_type":85,"theme":86},"theme","theme-light bg-white",{"_key":88,"_type":55,"content":89,"layout":219},"2eb4342b00d3e8a53b8586866f05e571",{"animate_title":81,"text":90,"title":217,"title_size":218},[91,115,123,131,138,146,153,161,168,176,183,199,206],{"_key":92,"_type":61,"children":93,"markDefs":114,"style":48},"5ff421605703",[94,98,102,106,110],{"_key":95,"_type":65,"marks":96,"text":97},"d849d0b58246",[],"Build costs in Cornwall in 2026 range from ",{"_key":99,"_type":65,"marks":100,"text":101},"ce8223526b77",[71],"£2,200/m²",{"_key":103,"_type":65,"marks":104,"text":105},"eb77114b64cc",[]," for a straightforward standard-specification build to ",{"_key":107,"_type":65,"marks":108,"text":109},"633e11848dcc",[71],"£4,500+/m²",{"_key":111,"_type":65,"marks":112,"text":113},"4d696f219be9",[]," for a high-specification bespoke or Passive House home on a challenging coastal site. The national UK average sits around £2,000–£2,500/m² — Cornwall runs 10–20% higher due to supply chain distance, specialist trade availability, and the demands of coastal construction.",[],{"_key":116,"_type":61,"children":117,"markDefs":122,"style":48},"7848fd22461c",[118],{"_key":119,"_type":65,"marks":120,"text":121},"c71d3e97e142",[],"",[],{"_key":124,"_type":61,"children":125,"markDefs":130,"style":48},"bb2466fc5f2d",[126],{"_key":127,"_type":65,"marks":128,"text":129},"ea8cb9af4651",[],"Standard specification£2,200–£2,800per m² · Straightforward site, standard finishes, conventional construction",[],{"_key":132,"_type":61,"children":133,"markDefs":137,"style":48},"ad6108ed4b1e",[134],{"_key":135,"_type":65,"marks":136,"text":121},"197eb38a59e6",[],[],{"_key":139,"_type":61,"children":140,"markDefs":145,"style":48},"2fdc965eed4e",[141],{"_key":142,"_type":65,"marks":143,"text":144},"e0a3d2e8c3bd",[],"Mid-high specification£2,800–£3,500per m² · Architect-designed, quality finishes, some bespoke elements",[],{"_key":147,"_type":61,"children":148,"markDefs":152,"style":48},"615dec2d6914",[149],{"_key":150,"_type":65,"marks":151,"text":121},"c1c5b4de8d8c",[],[],{"_key":154,"_type":61,"children":155,"markDefs":160,"style":48},"51a173441402",[156],{"_key":157,"_type":65,"marks":158,"text":159},"504b5e0935b0",[],"High / bespoke£3,500–£4,200per m² · Full bespoke, luxury spec, timber frame or complex geometry",[],{"_key":162,"_type":61,"children":163,"markDefs":167,"style":48},"8d5a8894c283",[164],{"_key":165,"_type":65,"marks":166,"text":121},"00be33bb52eb",[],[],{"_key":169,"_type":61,"children":170,"markDefs":175,"style":48},"bb2b91437c04",[171],{"_key":172,"_type":65,"marks":173,"text":174},"5b6809186630",[],"Passive House / coastal premium£4,000–£4,500+per m² · Certified Passive House or exposed coastal site with full coastal spec",[],{"_key":177,"_type":61,"children":178,"markDefs":182,"style":48},"933b680732c6",[179],{"_key":180,"_type":65,"marks":181,"text":121},"d61f550a3fa5",[],[],{"_key":184,"_type":61,"children":185,"markDefs":195,"style":48},"6498c8806a8a",[186,191],{"_key":187,"_type":65,"marks":188,"text":190},"058e998cd6eb",[189],"8f0288b21db6","→ Passive House build costs in depth",{"_key":192,"_type":65,"marks":193,"text":194},"4f2eb659a159",[]," ",[196],{"_key":189,"_type":197,"href":198},"link","https://cfe80a662a390c05120532b8b42cf29d.claudemcpcontent.com/blog/passive-house-cornwall",{"_key":200,"_type":61,"children":201,"markDefs":205,"style":48},"17b2724ae914",[202],{"_key":203,"_type":65,"marks":204,"text":121},"2de012ef9689",[],[],{"_key":207,"_type":61,"children":208,"markDefs":214,"style":48},"18b39f69cb18",[209],{"_key":210,"_type":65,"marks":211,"text":213},"b7cc60614603",[212],"a04fc16bfcfe","→ Timber frame vs masonry — cost comparison",[215],{"_key":212,"_type":197,"href":216},"https://cfe80a662a390c05120532b8b42cf29d.claudemcpcontent.com/blog/timber-frame-cornwall","The headline numbers — Cornwall £/m² in 2026","small",{"spacing":220,"theme":221},{"_type":80,"include_section_padding_bottom":57,"include_section_padding_top":81,"section_padding_bottom":82,"section_padding_top":83},{"_type":85,"theme":86},{"_key":223,"_type":55,"content":224,"layout":361},"5cb9ffcd393999ea0fd41631a2465402",{"animate_title":81,"text":225,"title":360,"title_size":218},[226,234,242,250,258,274,282,298,306,314,321,328,342,349],{"_key":227,"_type":61,"children":228,"markDefs":233,"style":48},"ebd8e09189cb",[229],{"_key":230,"_type":65,"marks":231,"text":232},"303694c78e7b",[],"National cost guides consistently underestimate what building in Cornwall actually costs. There are four specific reasons:",[],{"_key":235,"_type":61,"children":236,"markDefs":241,"style":48},"41e49e8edb2b",[237],{"_key":238,"_type":65,"marks":239,"text":240},"31570d2ad85e",[71],"1. Supply chain distance and logistics",[],{"_key":243,"_type":61,"children":244,"markDefs":249,"style":48},"d22d4db6e982",[245],{"_key":246,"_type":65,"marks":247,"text":248},"f7270c09180d",[],"Cornwall is at the end of the road — literally. Materials travel further, delivery costs are higher, and specialist products take longer to arrive. A bespoke window system with a 16-week lead time nationally can run to 20+ weeks for a Cornish site. That programme impact has a cost: longer preliminaries, extended site management, and more complex sequencing.",[],{"_key":251,"_type":61,"children":252,"markDefs":257,"style":48},"6ffa768fd589",[253],{"_key":254,"_type":65,"marks":255,"text":256},"16f99562151b",[71],"2. Specialist trade availability",[],{"_key":259,"_type":61,"children":260,"markDefs":273,"style":48},"40e11859a092",[261,265,269],{"_key":262,"_type":65,"marks":263,"text":264},"03fe91eb6caf",[],"The pool of qualified specialist subcontractors in Cornwall is smaller than in urban areas. Passive House-certified MVHR installers, structural glazing contractors, and heritage lime specialists are in demand year-round. ",{"_key":266,"_type":65,"marks":267,"text":268},"a0d8df3ffe8d",[71],"When demand outstrips supply, prices rise.",{"_key":270,"_type":65,"marks":271,"text":272},"6faa67b58a6b",[]," This is a consistent feature of the Cornish construction market, not a temporary condition.",[],{"_key":275,"_type":61,"children":276,"markDefs":281,"style":48},"888838001b1d",[277],{"_key":278,"_type":65,"marks":279,"text":280},"cc5d5b0cee94",[71],"3. 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Each constraint has a cost implication.",[],{"_key":315,"_type":61,"children":316,"markDefs":320,"style":48},"d127bc18d338",[317],{"_key":318,"_type":65,"marks":319,"text":121},"80fa6c9de206",[],[],{"_key":322,"_type":61,"children":323,"markDefs":327,"style":48},"845548f45960",[324],{"_key":325,"_type":65,"marks":326,"text":121},"046ace3b055d",[],[],{"_key":329,"_type":61,"children":330,"markDefs":339,"style":48},"856da1ab96d9",[331,336],{"_key":332,"_type":65,"marks":333,"text":335},"d0a9eac8535b",[334],"8a19ff45ce68","→ Coastal construction 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The county's geology varies enormously — ",{"_key":519,"_type":65,"marks":520,"text":521},"0f331e82591e",[71],"granite bedrock can appear at 300mm depth",{"_key":523,"_type":65,"marks":524,"text":525},"37969ef8986e",[]," in west Cornwall, requiring rock-breaking equipment and significantly extending the groundworks programme. River valley sites in mid-Cornwall can involve clay, made ground, or high water tables that require specialist foundation solutions.",[],{"_key":528,"_type":61,"children":529,"markDefs":550,"style":48},"ba9b3fecca04",[530,534,538,542,546],{"_key":531,"_type":65,"marks":532,"text":533},"93a9025298cd",[],"On a straightforward flat site with good ground conditions, groundworks for a 180m² home might cost ",{"_key":535,"_type":65,"marks":536,"text":537},"fdd865eb127f",[71],"£25,000–£40,000",{"_key":539,"_type":65,"marks":540,"text":541},"62b7850ba18b",[],". 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A standard double-glazed window package for a 180m² home might cost ",{"_key":613,"_type":65,"marks":614,"text":615},"b4afbdcac588",[71],"£18,000–£25,000",{"_key":617,"_type":65,"marks":618,"text":619},"0caf685c0fce",[],". A triple-glazed, coastal-rated, architect-specified system with large-format fixed lights and minimal frame profiles — the kind that appears in the projects Warvena build — runs to ",{"_key":621,"_type":65,"marks":622,"text":623},"119e82f031e2",[71],"£45,000–£80,000",{"_key":625,"_type":65,"marks":626,"text":627},"01b45b942cfd",[]," or more.",[],{"_key":630,"_type":61,"children":631,"markDefs":636,"style":48},"dce0ecc9cb88",[632],{"_key":633,"_type":65,"marks":634,"text":635},"02b37afd9bd3",[],"The performance difference justifies the cost. Triple glazing on a south or west-facing coastal elevation dramatically reduces heat loss, eliminates condensation on glass surfaces, and significantly improves acoustic performance against wind-driven rain. For Passive House builds, triple glazing is mandatory — and the energy savings over the building's life recoup the premium within a decade.",[],{"_key":638,"_type":61,"children":639,"markDefs":648,"style":48},"97114ba1f36e",[640,644],{"_key":641,"_type":65,"marks":642,"text":643},"9f95e51a83af",[71],"Lead times are critical.",{"_key":645,"_type":65,"marks":646,"text":647},"b5ce5d04044d",[]," Bespoke glazing systems from quality European manufacturers run to 20–24 weeks. This must be identified and ordered at design stage, not after planning consent. It is one of the most common causes of programme delay on Cornish new build projects.",[],{"_key":650,"_type":61,"children":651,"markDefs":655,"style":48},"e90f63d16943",[652],{"_key":653,"_type":65,"marks":654,"text":121},"0bd2e8ec6831",[],[],{"_key":657,"_type":61,"children":658,"markDefs":667,"style":48},"c72e9e0d1fcb",[659,664],{"_key":660,"_type":65,"marks":661,"text":663},"98edae173a55",[662],"83526ab0a02b","→ Glazing in Passive House builds",{"_key":665,"_type":65,"marks":666,"text":194},"b80a13801413",[],[668],{"_key":662,"_type":197,"href":198},{"_key":670,"_type":61,"children":671,"markDefs":675,"style":48},"32dac1ec179f",[672],{"_key":673,"_type":65,"marks":674,"text":121},"d7df8c838c16",[],[],{"_key":677,"_type":61,"children":678,"markDefs":684,"style":48},"eb1c4eee40b1",[679],{"_key":680,"_type":65,"marks":681,"text":683},"6cf58422f1a5",[682],"d474675c09a7","→ Managing long-lead items in Cornwall",[685],{"_key":682,"_type":197,"href":686},"https://cfe80a662a390c05120532b8b42cf29d.claudemcpcontent.com/blog/pre-construction-cornwall#long-lead","Glazing — where specification and cost diverge most",{"spacing":689,"theme":690},{"_type":80,"include_section_padding_bottom":57,"include_section_padding_top":81,"section_padding_bottom":82,"section_padding_top":83},{"_type":85,"theme":86},{"_key":692,"_type":55,"content":693,"layout":766},"b56f43b8eaa07013d8b9101d94bef618",{"animate_title":81,"text":694,"title":765,"title_size":218},[695,711,719,727,734,747,754],{"_key":696,"_type":61,"children":697,"markDefs":710,"style":48},"c9a0bb0dd0fd",[698,702,706],{"_key":699,"_type":65,"marks":700,"text":701},"61b559f6b96c",[],"Architect fees for a full RIBA service on a bespoke Cornwall new build in 2026 typically run to ",{"_key":703,"_type":65,"marks":704,"text":705},"2860afd74577",[71],"8–12% of the build cost",{"_key":707,"_type":65,"marks":708,"text":709},"4cfd85c0c94c",[],". On a £600,000 build, that's £48,000–£72,000. It feels like a significant number. In practice, a good architect on a challenging site or complex brief earns that fee many times over — in planning approval, in a design that works with the site rather than against it, and in construction information that lets the builder build efficiently.",[],{"_key":712,"_type":61,"children":713,"markDefs":718,"style":48},"384858ac47bb",[714],{"_key":715,"_type":65,"marks":716,"text":717},"435eb9201684",[],"For AONB sites, coastal sites, or projects requiring pre-application planning engagement with Cornwall Council, the architect's role is particularly valuable. Local knowledge of planning officers, precedents in the local area, and experience with AONB design guides is not transferable from a national practice.",[],{"_key":720,"_type":61,"children":721,"markDefs":726,"style":48},"9613d5aa6515",[722],{"_key":723,"_type":65,"marks":724,"text":725},"a2b8eb6cf222",[],"Warvena work regularly with Cornwall-based architects including marraum — and recommend early contractor involvement alongside architectural appointment for any complex project. Getting the builder's cost and buildability input at RIBA Stage 2 avoids expensive redesigns at Stage 4.",[],{"_key":728,"_type":61,"children":729,"markDefs":733,"style":48},"b6b6d87d5030",[730],{"_key":731,"_type":65,"marks":732,"text":121},"17646d6843ee",[],[],{"_key":735,"_type":61,"children":736,"markDefs":745,"style":48},"c8fb93dd2f2e",[737,742],{"_key":738,"_type":65,"marks":739,"text":741},"7c1522624f4d",[740],"82bde621bc4d","→ Early contractor involvement — why it matters",{"_key":743,"_type":65,"marks":744,"text":194},"5e8a114e54dd",[],[746],{"_key":740,"_type":197,"href":359},{"_key":748,"_type":61,"children":749,"markDefs":753,"style":48},"1aae475a25a0",[750],{"_key":751,"_type":65,"marks":752,"text":121},"694edffd5670",[],[],{"_key":755,"_type":61,"children":756,"markDefs":762,"style":48},"d56c32dcede3",[757],{"_key":758,"_type":65,"marks":759,"text":761},"ab9be0633f30",[760],"bd2878dee733","→ The Ark, Constantine Bay — with marraum architects",[763],{"_key":760,"_type":197,"href":764},"https://cfe80a662a390c05120532b8b42cf29d.claudemcpcontent.com/projects/the-ark","Architect fees — what to expect and what you get",{"spacing":767,"theme":768},{"_type":80,"include_section_padding_bottom":57,"include_section_padding_top":81,"section_padding_bottom":82,"section_padding_top":83},{"_type":85,"theme":86},{"_key":770,"_type":55,"content":771,"layout":836},"558f34eef5baa183bea2078c2c6c2822",{"animate_title":81,"text":772,"title":835,"title_size":218},[773,789,797,804,817,824],{"_key":774,"_type":61,"children":775,"markDefs":788,"style":48},"705e2f603d9f",[776,780,784],{"_key":777,"_type":65,"marks":778,"text":779},"f606ab8f6918",[],"The Passive House premium — the additional cost over a standard build of the same size — is typically ",{"_key":781,"_type":65,"marks":782,"text":783},"04e3d9de286a",[71],"8–15%",{"_key":785,"_type":65,"marks":786,"text":787},"b1bb522cdcdc",[]," on the build cost. On a £600,000 build that's £48,000–£90,000. Over 25 years at current energy prices, the energy saving typically exceeds that premium comfortably. And that's before accounting for the higher resale value of an EPC A-rated home in a county where energy bills are a genuine concern for buyers.",[],{"_key":790,"_type":61,"children":791,"markDefs":796,"style":48},"d8f476b5c8c5",[792],{"_key":793,"_type":65,"marks":794,"text":795},"d8a97591d195",[],"The premium buys: triple glazing, enhanced insulation thickness, a continuous airtightness layer, MVHR heat recovery ventilation, and the design fees for PHPP energy modelling and certification. Each element has a performance payback. None of it is aesthetic — it's all engineering.",[],{"_key":798,"_type":61,"children":799,"markDefs":803,"style":48},"eef709c57db4",[800],{"_key":801,"_type":65,"marks":802,"text":121},"a6c6bc1181a1",[],[],{"_key":805,"_type":61,"children":806,"markDefs":815,"style":48},"b2c2ae498e89",[807,812],{"_key":808,"_type":65,"marks":809,"text":811},"0beb46b05381",[810],"55b680872aa8","→ Complete Passive House guide for Cornwall",{"_key":813,"_type":65,"marks":814,"text":194},"ad7da70163b2",[],[816],{"_key":810,"_type":197,"href":198},{"_key":818,"_type":61,"children":819,"markDefs":823,"style":48},"95dcc7dd8abc",[820],{"_key":821,"_type":65,"marks":822,"text":121},"f48fc6eff10f",[],[],{"_key":825,"_type":61,"children":826,"markDefs":832,"style":48},"e702a6033710",[827],{"_key":828,"_type":65,"marks":829,"text":831},"813926944466",[830],"681584a1c786","→ Three Mile Beach — Passive House on the coast",[833],{"_key":830,"_type":197,"href":834},"https://cfe80a662a390c05120532b8b42cf29d.claudemcpcontent.com/projects/three-mile-beach","What does Passive House add to the build cost?",{"spacing":837,"theme":838},{"_type":80,"include_section_padding_bottom":57,"include_section_padding_top":81,"section_padding_bottom":82,"section_padding_top":83},{"_type":85,"theme":86},{"_key":840,"_type":55,"content":841,"layout":843},"4b12952ec69a",{"animate_title":81,"title":842,"title_size":218},"Frequently asked questions",{"spacing":844,"theme":846},{"_type":80,"include_section_padding_bottom":81,"include_section_padding_top":81,"section_padding_bottom":845,"section_padding_top":83},"section-padding-bottom",{"_type":85,"theme":86},{"_key":848,"_type":849,"accordion":850,"content":912,"layout":914},"d76c355863eb","accordion",[851,864,876,888,900],{"_key":852,"_type":853,"text":854,"title":863},"7c32466130db","accordion_item",[855],{"_key":856,"_type":61,"children":857,"markDefs":862,"style":48},"f0ff4bd53a71",[858],{"_key":859,"_type":65,"marks":860,"text":861},"af9198083cfa",[],"Build costs in Cornwall in 2026 range from £2,200/m² for a standard specification build to £4,500+/m² for a high-specification Passive House or challenging coastal site. A mid-high specification bespoke home typically runs £2,800–£3,500/m². These figures cover structure, envelope and fit-out — they exclude land, architect fees, groundworks, planning fees and contingency, which add 30–40% to the total project budget.",[],"How much does it cost to build a house in Cornwall in 2026?",{"_key":865,"_type":853,"text":866,"title":875},"f776278551f2",[867],{"_key":868,"_type":61,"children":869,"markDefs":874,"style":48},"218e59dd529c",[870],{"_key":871,"_type":65,"marks":872,"text":873},"b5d1f7ecddca",[],"Four main reasons: supply chain distance (materials cost more to deliver to Cornwall), specialist trade availability (fewer qualified subcontractors, higher rates), coastal specification uplift (marine-grade materials on exposed sites), and AONB planning complexity (which affects material choice, access, and programme). Cornwall runs 10–20% above the national UK average for comparable specifications.",[],"Why is building in Cornwall more expensive than the national average?",{"_key":877,"_type":853,"text":878,"title":887},"f6233e84257e",[879],{"_key":880,"_type":61,"children":881,"markDefs":886,"style":48},"1c848862a8e4",[882],{"_key":883,"_type":65,"marks":884,"text":885},"89fbdbfc38e4",[],"15% minimum for a bespoke Cornish build — higher if the site has unusual ground conditions, AONB planning conditions, or is in a coastal exposed location. National guides suggest 10%, but that underestimates the specific risks of building in Cornwall: granite bedrock, planning condition delays, and specialist trade availability are all more variable here than in a standard UK urban build.",[],"What contingency should I budget for a Cornwall new build?",{"_key":889,"_type":853,"text":890,"title":899},"2cf46c536f6b",[891],{"_key":892,"_type":61,"children":893,"markDefs":898,"style":48},"7b5a20605119",[894],{"_key":895,"_type":65,"marks":896,"text":897},"2df4c1cc90ac",[],"Architect fees for a full RIBA service on a bespoke Cornwall new build typically run to 8–12% of the build cost. On a £600,000 build, that's £48,000–£72,000. For AONB, coastal, or planning-complex sites, the architect's local knowledge and planning relationships are particularly valuable and the fee is well earned.",[],"How much do architect fees add to a new build in Cornwall?",{"_key":901,"_type":853,"text":902,"title":911},"1d52706ea944",[903],{"_key":904,"_type":61,"children":905,"markDefs":910,"style":48},"f84beab16319",[906],{"_key":907,"_type":65,"marks":908,"text":909},"928705490922",[],"Yes — the premium of 8–15% on build cost is typically recouped within 10–15 years through energy savings, and often sooner as energy prices continue to rise. 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