BCIS Rebuild Cost Calculator
Calculate your property's reinstatement value for buildings insurance — the correct Declared Value to avoid under-insurance. Based on BCIS rebuild cost rates, adjusted for property type, age, construction, and UK region.
Important: This calculator provides indicative BCIS-aligned rebuild cost estimates for guidance only. For listed buildings, unusual construction, or high-value properties, we recommend a professional Reinstatement Cost Assessment (RCA) by a RICS-qualified surveyor. Page Building Consultants offers RCA surveys — contact us for a quote.
BCIS rebuild cost rates updated to Q1 2026. Regional location factors aligned with BCIS Location Factor Index. VAT at 20% included in Declared Value.
|1Property Type
2Gross Internal Area (GIA)
Total floor area measured from inside the external walls, all floors combined. Find this on your EPC certificate.
Typical GIA reference sizes:
3UK Region (BCIS Location Factor)
4Construction Type
5Year of Construction
6Roof Type
7Additional Features
Select any additional structures or features to include in the reinstatement value
8What to Include in Declared Value
BCIS and RICS recommend including all of the following in your buildings insurance Declared Value
Full rebuild of existing residential property is subject to standard-rate VAT. Always included in Declared Value.
Incl. VAT, professional fees & demolition
Recommended Minimum
£305,791
Mid-Range Estimate
£361,390
Upper Estimate
£454,054
Standard Brick/Block • 1991–2010 • Pitched — Concrete/Clay Tile
Avoid Under-Insurance
If your current sum insured is below £306k, you may be under-insured. Under the average clause, your insurer could reduce any claim payout proportionally.
Need a Professional RCA?
For listed buildings, unusual construction, or high-value properties, a RICS Reinstatement Cost Assessment (RCA) is essential. Our surveyors provide formal RCA reports accepted by all major insurers.
Request an RCA SurveyRICS
Qualified
BCIS
Aligned
38yr
Experience
What is the BCIS Rebuild Cost Index?
The Building Cost Information Service (BCIS) is the leading provider of construction cost data in the UK, operated by the Royal Institution of Chartered Surveyors (RICS). The BCIS Rebuild Cost Index provides benchmark rebuild costs per m² for residential properties across all UK regions.
Insurers, surveyors, and loss adjusters use BCIS data to establish the correct Declared Value (also called Sum Insured or Reinstatement Value) for buildings insurance policies. Using BCIS-aligned figures helps ensure you are neither over-insured (paying too much premium) nor under-insured (at risk of a reduced claim payout).
This calculator uses BCIS Q1 2026 benchmark rates, adjusted by BCIS regional location factors, construction type, age, and roof type multipliers.
All Property Types
Detached, semi, terraced, bungalows, flats and maisonettes — each with specific BCIS benchmark rates.
Regional Factors
BCIS location factors applied for all UK regions — London rates are 32% above the national baseline.
Age Adjustments
Pre-1920 Victorian properties cost significantly more to rebuild like-for-like than modern construction.
Full Declared Value
Includes VAT, professional fees, demolition, and an inflation buffer — as recommended by RICS and BCIS.
BCIS Rebuild Cost Rates Q1 2026
Base rebuild cost rates per m² GIA at standard brick/block construction, Midlands baseline. Exc. VAT, professional fees and demolition.
| Property Type | Low (£/m²) | Mid (£/m²) | High (£/m²) | London Mid |
|---|---|---|---|---|
| Detached House | £1,650 | £1,950 | £2,450 | £2,574 |
| Semi-Detached House | £1,550 | £1,820 | £2,250 | £2,402 |
| Mid-Terraced House | £1,480 | £1,750 | £2,150 | £2,310 |
| End-of-Terrace House | £1,520 | £1,790 | £2,200 | £2,363 |
| Detached Bungalow | £1,750 | £2,050 | £2,600 | £2,706 |
| Semi-Detached Bungalow | £1,680 | £1,980 | £2,480 | £2,614 |
| Purpose-Built Flat | £1,400 | £1,680 | £2,100 | £2,218 |
| Converted Flat | £1,500 | £1,800 | £2,250 | £2,376 |
| Maisonette | £1,520 | £1,820 | £2,280 | £2,402 |
Source: BCIS Rebuild Cost Index Q1 2026, Page Building Consultants market data. Figures exclude VAT, professional fees, demolition and abnormal site conditions.
The Under-Insurance Problem
Construction costs have risen over 30% since 2020. Many UK homeowners are significantly under-insured without realising it.
30%+
Rise in rebuild costs since 2020
1 in 5
UK homes estimated to be under-insured
£000s
Potential shortfall on a major claim
How the Average Clause Works
Your Sum Insured
£300,000
Under-insured
True Rebuild Cost
£400,000
BCIS declared value
£100k Claim Payout
£75,000
£25,000 shortfall
75% insured → insurer pays 75% of claim. The average clause reduces your payout proportionally.
Frequently Asked Questions
Everything you need to know about BCIS rebuild costs and buildings insurance
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Detailed cost per m² benchmarks for all major construction project types, with regional and trade breakdowns.
Professional RCA Survey
RICS Reinstatement Cost Assessment for listed buildings, unusual construction, or high-value properties.
Need a Formal Reinstatement Cost Assessment?
Our RICS-qualified surveyors provide formal RCA reports for all property types — accepted by all major UK insurers. Essential for listed buildings, unusual construction, and high-value properties.