Price per square metre calculator
Compare homes on £ per square metre and spot the outliers.
At £3,333/m², this home is above typical for its size — worth comparing against nearby sold prices.
The floor area is on the property’s EPC (search the government EPC register) — use that, not the agent’s brochure. Reference lines are broad illustrations; £/m² varies enormously by street and property type.
Price per square metre is the closest thing property has to a unit price: divide the asking or sold price by the internal floor area and homes of different shapes and spins become comparable. A £340,000 house of 95m² (£3,579/m²) and a £310,000 house of 82m² (£3,780/m²) reverse their apparent order the moment you divide — the “cheaper” one costs more per metre. Floor area is on the EPC certificate for almost every home, free to look up, so the denominator is rarely more than two minutes away.
The power of the metric is local comparison. National averages (very roughly £3,000/m² across the UK, several times that in prime London, far less in parts of the North) tell you little; the useful move is computing £/m² for five or six recent sold prices on similar streets and seeing where your target sits. A home priced 15% above its street’s £/m² needs a reason — a genuinely better plot, finish or extension — and “needs a reason” is exactly the posture to take into a negotiation.
Its honest limits: £/m² ignores condition, outdoor space, parking, aspect, ceiling heights and lease length, and small homes always carry higher £/m² than large ones (the first bedroom is the dearest). Measure consistently — internal area, excluding garages and lofts that aren’t habitable rooms — and treat the number as a screening tool that tells you which questions to ask, not a valuation. It is at its best exposing the extension that added metres the market won’t pay for, and the dated house whose price already discounts the works.
Common questions
What is a good price per square metre?
Only the local answer means anything: compute £/m² for recent sold prices of similar nearby homes and compare. As orientation, the UK average is very roughly £3,000/m², with London several times higher and parts of northern England and Wales well under £2,000/m² — a spread so wide that national benchmarks are nearly useless for a specific street.
Where do I find a property’s floor area?
The EPC register — free, public, searchable by address — lists total floor area for almost every home that has been sold or let since 2008. Listing brochures often include a floorplan with area too; where the two disagree, the floorplan measured to standard practice is usually the better figure.
Why do smaller homes cost more per square metre?
Because the expensive parts — kitchen, bathroom, the land itself — exist in every home regardless of size, and demand is deepest for the smallest liveable homes. So compare flats with flats and three-beds with three-beds; a two-bed flat beating a four-bed house on £/m² is normal, not a signal.
Is price per square metre a valuation?
No — it is a screening tool. It cannot see condition, gardens, parking, views, noise or a 68-year lease. What it does brilliantly is flag outliers worth investigating: the home priced far above its street’s £/m² without visible justification, or the one priced below it where the catch may be findable and fixable.
Numbers are half the story. Check the home itself.
One search pulls the official record on any address in England & Wales — value, flood risk, schools, noise and more, scored 0–100.