Published by RapidQS | March 2026
Introduction
At RapidQS, we price construction projects across the UK, Ireland, Australia, New Zealand — and increasingly, across Europe. This case study walks through a recent project we completed for TuiWood Projects in Viana do Castelo, northern Portugal — a full renovation and upper-floor extension of a residential property on Rua das Giestas.
It’s a project that showcases exactly what a professional Bill of Quantities (BOQ) looks like when it’s done properly: real supplier prices, accurate material take-offs, clearly split labour and materials, and a document a builder or developer can actually use to control costs on site.
The Project: Rua das Giestas — Upper House
Client: TuiWood Projects (Roderick Hall)
Location: Viana do Castelo, Moledo, Portugal
Project Type: Residential renovation and upper-floor extension
Scope of Works: Full structural renovation, roof replacement, external insulation, interior fit-out, windows and doors, drainage
The works included:
- Concrete foundations and slabs — C25/30 mix, poured using a hired concrete pump
- Structural steel frame — HEB columns and IPE beams throughout the upper floor structure
- Timber roof structure — treated softwood rafters (200×80mm Casquinha Branca)
- External Wall Insulation (ETICS) — applied to the external facade for thermal performance
- Clay roof tiles — traditional Portuguese clay tiles at €18/m²
- Windows and doors — aluminium joinery
- Internal plasterboard and plastering — including Pladur hydrofoil boards
- Internal joinery — doors, staircases, fitted elements
- Drainage and services
The Challenge: Pricing in a Foreign Market
One of the most common mistakes contractors make when working internationally is applying home-market rates to foreign projects. Portuguese construction costs are materially different from UK or Irish rates.
When we first priced this project in December 2025, several line items were based on estimated Portuguese market rates. By March 2026, we had access to real supplier quotes and actual invoiced prices — and we updated every major line item in BOQ v5 accordingly.
BOQ v5 — Key Rate Updates
1. Concrete C25/30 — Updated to Real Market Rate
Old rate: €95/m³ → New rate: €99/m³
Source: Actual quote from a Moledo concrete supplier (January 2026)
Impact: +€140
2. Concrete Pump Hire — Previously Unpriced, Now Added
New addition: 2 pours × €287 = €574
This is a classic gap in basic estimates — the pump hire is a separate cost that can easily be overlooked.
3. Structural Steel (HEB Columns and IPE Beams)
Old rate: €2,200/tonne → New rate: €2,100/tonne
Sources: HEB 240 at €626.43/6m | HEB 220 at €539.24/6m | IPE 240 at €240.22/6m
Impact: -€600 combined
4. Steel Rebar (B500 Reinforcement)
Old rate: €1,200/tonne → New rate: €1,170/tonne
D10=€4.37/6m | D12=€6.43/6m | D16=€10.68/6m
Impact: -€105
5. Timber Rafters — Significant Downward Revision
Old rate: €13.70/ml → New rate: €11.00/ml
Source: MC Madeiras 2026 — Casquinha Branca Tratado at €670/m³
Calculation: 0.2m × 0.08m × €670/m³ = €10.72/ml + delivery = €11.00/ml
Impact: -€1,080 — the biggest single saving on this job.
Net Cost Impact
| Adjustment | Impact |
|---|---|
| Concrete C25/30 rate increase | +€140 |
| Concrete pump hire (new) | +€574 |
| Structural steel revision | -€600 |
| Rebar revision | -€105 |
| Timber rafters revision | -€1,080 |
| Net change (Works section) | -€1,071 |
With 10% contingency and 15% professional fees applied, the total tender price reduction is approximately €1,350.
Why Accurate Pricing Matters
A Bill of Quantities isn’t just a list of numbers — it’s a risk management document. For the Rua das Giestas project, our involvement meant:
- Real market rates from actual Portuguese suppliers
- Every trade broken out — concrete, steel, timber, roofing, insulation, joinery, drainage
- Labour and materials separated so the builder knows exactly where the money is going
- Flagged uncertainties — nothing hidden in the numbers
Are You a Builder Who Needs Help with Pricing?
We specialise in urgent turnarounds. If you’ve got a tender due or a project about to start, contact us today.
📧 david@rapidqs.co.uk
📞 +44 7438 628277
🌐 rapidqs.co.uk
If you’re a builder wanting help with pricing and urgent turnarounds — let us know. We’re ready.