2FE primary school cost (420 places)
A 2-form-entry primary serves 420 mainstream places (Reception + 6 year groups, 60 per year). BB103 sets the area schedule; LGA Bench. 2024 sets the cost cohort.
Worked example (England average, Net Zero on)
| Places | 420 | [BB103] |
| GIFA (420 × 6.8 m²/place) | 2,856 m² | [BB103] |
| Works rate (BCIS Q2 2026 × 1.00) | £2,415/m² | [BCIS] |
| Sub-total works | £6,897,240 | [LGA] |
| + Net Zero Spec21 (+10%) | £689,724 | [Spec21] |
| + FF&E (8%) | £551,779 | [LGA] |
| + Fees (10%) | £689,724 | [CIF] |
| + Abnormals (5%) | £344,862 | [NAO] |
| All-in scheme cost | £9,173,329 | audit |
| £/m² all-in | £3,212 | derived |
| £/pupil place | £21,841 | derived |
Refurbishment vs new-build at 2FE
A whole-school refurbishment of an existing 2FE primary typically runs 55-65% of new-build £/m² (around £1,800-2,100/m² in 2026 money)[LGA], with abnormals (asbestos, M&E end-of-life) often pushing the figure up. The break-even against new-build depends on condition grade and 30-year-life energy performance; see refurb vs rebuild.
Funding routes
A 2FE primary new-build is typically funded through basic-need allocations to a local authority[basic-need] or through the DfE Free Schools Programme[Free Schools]. A 2FE-equivalent replacement of an existing primary in poor condition can land in the SRP[SRP].
Compare with 3FE primary, 1FE expansion, or run your own variant in the calculator.