Apartment building construction cost 2026 – cost per m² GFA

Cost per m² for an apartment building

Building cost (contractor, K2) for a modern 4–6 storey apartment building in Sweden: often around SEK 22,000 per m² GFA excluding VAT.

Client costs (K1) under Design-Build: often around 9–11% on top – early design, permits, utility connections, project management and administration.

Total project cost excluding land therefore often lands around SEK 24,000–25,000 per m² GFA excluding VAT.

Prices differ between countries; the calculator applies each country's own baseline and currency.

Building cost vs client costs

Building cost covers groundwork, foundations, structure, envelope, services and interior works. Client costs are the owner's own costs: project management, permits and fees, connections, insurance and finance.

Compare a tender against the building cost only. Mixing client costs into the per-m² rate makes comparisons misleading and risks counting costs twice.

Procurement method changes the split

Design-Build: the contractor completes the detailed design, so it sits in the building cost and client costs are lower.

Construct-only (client-designed): the client issues drawings for construction first, so design sits in client costs.

What drives the cost

Structure: concrete is the most common baseline; timber frames are often a few percent higher.

Storeys and lifts: more floors share foundations and roof, but add lifts, fire requirements and heavier structure.

Ground conditions: slopes, rock blasting or piling in clay can change the estimate significantly.

Extras: basements, garages, green roofs, solar panels and complex facades should be stated explicitly.

External works: courtyards, paths and play areas are a separate line, priced from actual quantities.

Location and market

Costs differ between large cities, mid-sized towns and rural areas – due to both climate and market/logistics. Keep the two reasons separate so every regional adjustment is visible.

Estimate your own project

Choose apartment building in the calculator, enter GFA, procurement method and location. You get building cost and client costs separately, VAT shown on its own and a PDF report. Upload drawings to have areas and scope read automatically.