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Thanks @Brommers @jellybaby that sounds about right.
Yeah, pondering the realities of self build (well, self design and self buy a timber kit house and self stand about while other people join the panels together). As an engineer, I should have the chops to do it, and if there's a 30% premium on already-assembled materials it seems sensible. I still like old houses though.
are you pondering self-build ? housing market that bad, huh ?