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Plasterboard - Lining (board only, excluding studs/framing) – cost per m² – UK 2026 Rate Guide

Budget rate for supply & lay · typical budget rate before your adjustments

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Plasterboard - Lining (board only, excluding studs/framing)
per m² · supply & lay
£15 – £46 / m²
What is it

Supply and fixing of plasterboard to prepared framing or backgrounds, including standard fixings, cuts and normal waste, but excluding framing, insulation and jointing or plaster finishes.

Rate guide
Standard 12.5mm wallboard, single layer£15 – £22/m²
Standard 12.5mm wallboard to ceilings, single layer£19 – £26/m²
Moisture-resistant board, single layer£20 – £29/m²
Fire-resistant board, single layer£21 – £31/m²
Acoustic or high-density board, double layer£32 – £46/m²
Labour output
Long, clear wall runs with boards readily distributed70–100 m²/day
Typical rooms with normal cuts and openings45–70 m²/day
Ceiling boarding with routine service penetrations30–50 m²/day
Broken-up areas, restricted access or extensive cutting15–30 m²/day
Key rate adjusters
Board specification
Moisture, fire and acoustic grades typically add £3–£10/m² compared with standard wallboard.
Multiple layers
A second board layer generally increases the lining rate by £10–£17/m², depending on board weight and fixing pattern.
Geometry
Numerous corners, openings, reveals and service penetrations can increase fixing costs by 15–35%.
Ceiling work
Overhead installation commonly adds £3–£6/m² because of reduced output and greater handling requirements.
Working height
Mobile towers, podiums or repeated access moves can add £2–£8/m² where work is above normal room height.
Package size
Small or phased work areas can attract a 10–25% premium through repeated mobilisation, distribution and minimum-gang costs.
Quantity surveyor insights
  • Waste and buildability: Allow around 7–10% waste for regular layouts and 12–18% for small rooms, angled walls or heavily serviced areas; coordinated board sizes and opening positions materially improve output and reduce offcuts.
  • Scope and procurement: Clarify responsibility for pattressing, deflection heads, perimeter sealants, specialist fixings, board distribution and making good, as these are frequent scope gaps; secure specialist boards early where fire or acoustic certification limits acceptable substitutions.

Estimate Anything AI answer · indicative budget rates · updated 31 August 2026

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