Curtain walling cost calculator
Enter the width and height of the glazed elevation, choose the system and glass, and see a typical cost range. The figures come from published 2025 cost data for proprietary aluminium systems on flat elevations. They are a guide for budgeting, not a quote.
Calculator
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Curtain walling cost by elevation size
Base system only, flat elevation, excluding VAT and access.
| Glazed area | Stick | Unitised |
|---|---|---|
| 25 m² | £11,250 to £13,125 | £35,000 to £40,000 |
| 100 m² | £45,000 to £52,500 | £140,000 to £160,000 |
| 250 m² | £112,500 to £131,250 | £350,000 to £400,000 |
| 500 m² | £225,000 to £262,500 | £700,000 to £800,000 |
| 1,000 m² | £450,000 to £525,000 | £1,400,000 to £1,600,000 |
| 2,500 m² | £1,125,000 to £1,312,500 | £3,500,000 to £4,000,000 |
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Public contracts, as awarded
Whole packages, including removal and associated works where the notice says so.
| Job | Awarded |
|---|---|
| Replace curtain walling to a link corridor in two places Rotherham Metropolitan Borough Council, June 2022 | £51,067 |
| Take out rotten windows to a primary school hall, staff room and classrooms; supply and fit aluminium curtain walling, windows and doors St Helens Council, March 2022 | £68,631 |
| Replace inner and outer curtain walls and three sets of doors at a main reception entrance University of Salford, January 2024 | £72,295 |
| Replace a defective curtain wall screen and windows at a school, with asbestos soffit and gutter work Westmorland and Furness Council, July 2024 | £159,531 |
| Replace windows and curtain walling at a school, with classroom alterations Cumbria County Council, July 2022 | £161,481 |
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What moves the price
Rates per m² assume a flat, regular elevation. Real facades rarely are.
Geometry and module
Corners, curves, sloped heads and many different bay sizes all cost more than a flat run of identical bays. Very large panes need bigger frames, special handling and sometimes a crane.
Height and access
A two-storey stick wall can be fitted from a scaffold; a twelve-storey building may need a crane, mast climbers or panels fitted from inside. Access is usually priced separately and can be a large share of a small job.
Glass make-up
Solar control coatings, laminated panes, acoustic interlayers, frit and triple glazing each add to the rate. Fire-resisting glass costs considerably more than standard units.
Opening vents and doors
Every opening window, door or smoke vent in the wall adds hardware, motors and extra frame, so price them as separate items.
Refurbishment
Replacing an existing facade adds stripping out, temporary protection, making good, and the risk of surprises at slab edges and interfaces.
Where these prices come from
- RIBA Journal, "Costed: envelope and cladding materials", cost data by Gleeds, 26 March 2025: stick £450 to £525 per m², unitised £1,400 to £1,600 per m², and the extras listed, all excluding VAT.
- Contracts Finder award notice: Rotherham Metropolitan Borough Council, June 2022
- Contracts Finder award notice: St Helens Council, March 2022
- Contracts Finder award notice: University of Salford, January 2024
- Contracts Finder award notice: Westmorland and Furness Council, July 2024
- Contracts Finder award notice: Cumbria County Council, July 2022
Read 2 November 2026. Rates are national, not regional; London and complex projects tend to sit at or above the top of each range.
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Curtain walling cost questions
How much does curtain walling cost per m²?
About £450 to £525 per m² for a proprietary aluminium stick system and £1,400 to £1,600 per m² for unitised, supplied and fitted on a flat elevation, excluding VAT. Glass upgrades add £65 to £100 per m² each.
What is not included in a curtain walling rate per m²?
Usually scaffolding or other access, the main contractor's preliminaries, design fees, testing, removal of an existing facade, fire stopping at slab edges, and VAT. Ask for each to be a separate line.
Why is unitised curtain walling so much dearer?
Each panel is a finished product with its own frame on every edge, made in a factory and lifted by crane. That costs more per m², but saves time on site and the need for full-height scaffolding on tall buildings.
Is curtain walling more expensive than windows?
Per m² of glazing, usually yes, because the frame spans between floors and is designed as a wall. On a heavily glazed building it can still be the cheaper overall answer, because it replaces both the wall and the windows.
Do curtain walling prices include VAT?
The rates here exclude VAT. New commercial building work is normally standard rated at 20%; some residential and charitable projects are treated differently, so check with an adviser.
Get a priced proposal for your facade
Location first, then the package, then your contact details. Each step is short.
We are an introduction service, not a curtain walling contractor. We look for one that covers the project and name them to you first; nothing is passed on until you agree.
Thanks, we have your enquiry.
- We look for a curtain walling contractor that covers the project and handles this kind of package.
- When we find one, we email or call to tell you who they are. Your details reach that firm only if you say yes.
- They review the drawings or the building and price the work. No marketing from us.