One of the most common questions buyers ask when reserving a new build home is: “Does flooring come included?”
The answer? Sometimes.
Many developers use flooring as an incentive to help sell slower-moving plots – especially if a home has been on the market for a while or the site overall is struggling to shift units. In these cases, flooring may be “thrown in” to sweeten the deal. But if your chosen plot is in demand or newly released, you’ll likely be footing the bill.
What Happens If Flooring Isn’t Included?
If flooring isn’t part of your deal, you’re left with two options:
Option 1: Buy flooring directly from your developer through one of their “upgrade packages.”
Option 2: Source flooring independently through a local supplier and installer.
Why Developer Flooring Is So Expensive
When you buy flooring through your developer’s “sales upgrade” package, you’re getting hit with a 50–60% markup – and for what? Convenience.
Here’s how it breaks down:
- The subcontractor doing the actual work makes 20–30%.
- Then the developer adds 30–40% profit on top.
- You end up paying nearly double what it should cost.
Why do they push this route so hard?
Because they’re making easy money.
That’s why they’ll warn you about all the “risks” of sourcing it yourself – not because it’s actually risky, but because it cuts them out of the margin.
👉 If you go direct, you save thousands, click here for your free quote.
Developer vs Local Flooring Costs
Here’s a rough guide to what you could be paying for flooring through your developer vs working with a local company like Koti Flooring:
| Home Size | Developer Cost (LVT to kitchen, hall & bathrooms + carpet to lounge, stairs & landing) | Koti Flooring Average Cost |
| 2 Bed | £4,000 | £2,800 |
| 3 Bed | £6,000 | £4,000 |
| 4 Bed | £7,500 | £5,800 |
| 5 Bed | £9,000 | £6,500 |
*Prices are rough estimates and will vary based on individual house size, flooring specification, and layout.
Don’t Fall for the Myths
There are many misconceptions developers may mention to deter you from sourcing your own flooring – from “you won’t move in for weeks” to “it will void your warranty.”
Read the Top 5 Biggest Flooring Myths Told by Developers to separate fact from fiction and make an informed decision that protects your budget.