January 25th, 2025
When planning a construction project, understanding the average building costs per square metre will help you create a realistic budget and avoid nasty surprises.
Whether you’re building a home, extending your property, or adding a garage, this guide breaks down the average costs per square metre.
In addition, this guide not only explores average costs by region—including East Anglia, London, the Midlands, and more—but also provides a breakdown of expenses by project stage and room type.
Building Costs Per Square Metre In The UK
In terms of build specification, our pricing calculator has three options:
- Low spec is a basic finish; e.g. Leyland, Everest, Wickes.
- Standard spec is a standard finish; e.g. Dulux, Hamilton, Slim Line.
- Premium spec is a high-spec finish; e.g. Farrow & Ball, Fine Line, Siemens.
For the purposes of this comparison of build costs per square metre, we have reviewed the costs for standard specification. In addition, for each specification, we’ve provided a range of prices to reflect the varying types of contractors:
- Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
- Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
- High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.
How Much Does It Cost To Build A 3-Bedroom House Per Square Metre?
When calculating the cost of building a three-bedroom detached house, we made the following assumptions:
- The average number of bedrooms in the UK is 2.95, so we rounded up to 3.
- The floorplan is based on the average UK dwelling size of 94m2.
The rooms included in are three bedrooms, a bathroom, a kitchen, a living room, a dining room, a cloakroom, the hallway and landing, and a dedicated boiler and storage cupboard.
Here’s a table showing the average costs of building a 3-bed house for a standard-spec project in the UK:
| 3-Bedroom Detached House (Standard) | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £279,511 | £304,922 | £330,332 | £2,974 | £3,244 | £3,514 |
| London | £295,524 | £331,321 | £367,252 | £3,144 | £3,525 | £3,907 |
| Midlands | £271,386 | £296,057 | £320,729 | £2,887 | £3,150 | £3,412 |
| North England | £264,604 | £288,659 | £297,852 | £2,815 | £3,071 | £3,169 |
| Northern Ireland | £273,124 | £297,338 | £322,115 | £2,900 | £3,163 | £3,427 |
| Scotland | £273,689 | £298,570 | £323,451 | £2,912 | £3,176 | £3,441 |
| South East | £294,138 | £328,900 | £360,987 | £3,129 | £3,499 | £3,840 |
| South West | £273,800 | £316,240 | £347,093 | £3,009 | £3,364 | £3,692 |
| Wales | £264,783 | £296,075 | £318,053 | £2,817 | £3,150 | £3,384 |
| Average | £276,729 | £306,454 | £331,985 | £2,954 | £3,260 | £3,532 |
All costs exclude VAT.
Here’s what the data shows for the cost of building a 3-bed house to a standard spec:
- It costs 12% more to build a 3-bed house in London than in other regions.
- The minimum cost is £264,604, and the maximum cost is £367,252.
- The total average cost is £305,056, or £3,249 per square metre.
Housebuilding Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of building a house for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £331,321 | 100.0% |
| External wall structure and lining | £60,145 | 18.2% |
| Foundations and substructure | £37,234 | 11.2% |
| Roof structure and coverings | £36,555 | 11.0% |
| Floor structure and lining | £20,156 | 6.1% |
| Preliminaries | £19,875 | 6.0% |
| External windows and doors | £18,718 | 5.6% |
| Units, worktops and kitchen appliances | £15,815 | 4.8% |
| Floor preparation and finishes | £14,097 | 4.3% |
| Steel and structural supports | £13,713 | 4.1% |
| Decoration | £13,183 | 4.0% |
| Internal wall structure and lining | £12,487 | 3.8% |
| Heating and cooling | £11,905 | 3.6% |
| Wall preparation and finishes | £10,167 | 3.1% |
| Wired appliances | £10,033 | 3.0% |
| Drainage and pipework | £8,757 | 2.6% |
| Plumbed appliances | £7,751 | 2.3% |
| Internal doors and frames | £5,133 | 1.5% |
| Ceiling structure and lining | £3,979 | 1.2% |
| Wiring and fuseboards | £2,887 | 0.9% |
| Stairs, balustrades and lifts | £2,822 | 0.9% |
| Ceiling preparation and finishes | £1,780 | 0.5% |
| Joinery | £1,588 | 0.5% |
| Fixtures and fittings | £1,279 | 0.4% |
| Demolitions | £1,263 | 0.4% |
Cost Breakdown By Room – London
Here’s a breakdown of the associated costs by room for a standard-spec house build – when using a mid-benchmark contractor in London:
| Total | £331,321 | 100% |
| G | Ground Floor | £116,657 | 35.2% |
| I | First Floor | £61,567 | 18.6% |
| Kitchen | £37,960 | 11.5% |
| R | Pitched roof | £36,555 | 11.0% |
| Bathroom | £13,501 | 4.1% |
| En-suite | £11,345 | 3.4% |
| Living room / family room | £8,473 | 2.6% |
| Bedroom 1 | £8,258 | 2.5% |
| WC | £7,847 | 2.4% |
| Boot Room / Cloakroom | £7,198 | 2.2% |
| Bedroom 2 | £7,198 | 2.2% |
| Bedroom 3 | £6,976 | 2.1% |
| Landing incl. stairs | £4,366 | 1.3% |
| Boiler Cupboard | £3,418 | 1.0% |
How Much Does It Cost To Build A Ground-Floor Extension Per Square Metre?
In our calculations, the costs of building an extension are based on the following:
- The roof of the extension is pitched, not flat.
- The extension is constructed out of brick/block, not a timber frame.
- A 20m² single-storey rear extension, including dining room, utility room, WC.
Which rooms you choose ultimately affects the overall cost of the extension.
Here’s a table showing the average costs of building a ground-floor extension for a standard-spec project in the UK:
| Single-Storey Rear Extension | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £79,067 | £86,255 | £93,443 | £2,636 | £2,875 | £3,115 |
| London | £83,258 | £93,492 | £103,834 | £2,775 | £3,116 | £3,461 |
| Midlands | £76,740 | £83,716 | £90,693 | £2,558 | £2,791 | £3,023 |
| North England | £74,934 | £81,746 | £88,558 | £2,498 | £2,725 | £2,952 |
| Northern Ireland | £77,293 | £84,275 | £91,298 | £2,575 | £2,809 | £3,043 |
| Scotland | £77,334 | £84,364 | £91,395 | £2,578 | £2,812 | £3,046 |
| South East | £83,142 | £92,968 | £102,038 | £2,771 | £3,099 | £3,401 |
| South West | £77,518 | £89,564 | £98,302 | £2,670 | £2,985 | £3,277 |
| Wales | £74,938 | £83,795 | £89,986 | £2,498 | £2,793 | £3,000 |
| Average | £78,247 | £86,686 | £94,394 | £2,618 | £2,890 | £3,146 |
All costs exclude VAT.
Here’s what the data shows for the cost of building a 3-bed house to a standard spec:
- It costs 9% more to build an extension in London than in other regions.
- The minimum cost is £74,934, and the maximum cost is £103,834.
- The total average cost is £86,443, or £2,885 per square metre.
How Much Does It Cost To Build A Garage Per Square Metre?
The cost comparisons assume the garage is an extension to an existing dwelling, not a new detached structure. These cost excludes the installation of appliances and EV chargers. It’s based on a single garage with a pitched roof, comprising a gross external area of 16.5m2.
Here’s a table showing the average costs of building a single garage for a standard-spec project in the UK:
| Single Garage With Pitched Roof | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £41,399 | £45,163 | £48,927 | £2,509 | £2,737 | £2,965 |
| Greater London | £43,858 | £49,041 | £54,502 | £2,658 | £2,972 | £3,303 |
| Inner London | £44,837 | £50,017 | £54,799 | £2,717 | £3,031 | £3,321 |
| Midlands | £40,239 | £43,898 | £47,556 | £2,439 | £2,660 | £2,882 |
| North England | £39,233 | £42,800 | £46,367 | £2,378 | £2,594 | £2,810 |
| Northern Ireland | £39,568 | £43,082 | £46,673 | £2,393 | £2,611 | £2,829 |
| Scotland | £39,644 | £43,248 | £46,851 | £2,403 | £2,621 | £2,839 |
| South East | £43,495 | £48,635 | £53,380 | £2,636 | £2,948 | £3,235 |
| South West | £40,587 | £47,114 | £51,711 | £2,554 | £2,855 | £3,134 |
| Wales | £39,040 | £43,654 | £46,910 | £2,366 | £2,646 | £2,843 |
| Average | £41,190 | £45,665 | £49,767 | £2,505 | £2,768 | £3,016 |
All costs exclude VAT.
Here’s what the data shows for the cost of building a single garage with a pitched roof to a standard spec:
- The minimum cost is £39,040, and the maximum cost is £54,799.
- The total average cost is £45,451, or £2,763 per square metre.
Average Building Costs Per Square Metre In 2025
So, how much does it cost to build in the UK? Based on the three different construction projects covered in this article, you can expect building to cost on average (when using a mid-benchmark contractor):
- 3-bedroom house: £306,454, or £3,260 per square metre.
- Ground-floor extension: £86,686, or £2,890 per square metre.
- Single garage with pitched roof: £46,665, or £2,768 per square metre.
Please remember that these costs do not include VAT, and there may be other additional costs, such as obtaining planning permission, conducting structural surveys, making unexpected repairs, and completing custom finishes.
Start your free trial with BuildPartner today to get the most accurate estimate of your construction project.
FAQs About Housebuilding Costs In The UK
Here are some frequently asked questions about housebuilding costs in the UK.
How are housebuilding costs typically split between materials and labour?
Based on a standard-spec 3-bedroom newbuild in London, the typical split of costs would be £90,908 for building materials (27.4%), £79,026 for finishing materials (23.9%), and £161,385 for labour (48.7%), excluding VAT. This breakdown assumes a total construction cost of £331,319.
December 04, 2024
Construction estimation software does a host of sophisticated things, like improving accuracy, encouraging collaboration between parties, and slashing admin time. Embracing it can make all the difference in delivering more competitive proposals and winning more bids.
In this article, we’ll explore eight key benefits of using construction estimating software and how it can transform your approach to pricing for your next projects.
1. Improved Accuracy
One of the most valuable aspects of construction estimation software is its ability to produce spookily accurate cost projections. When pricing for a project, it’s easy to fall into common pitfalls such as:
- Failing to account for certain building materials
- Using incorrect or outdated pricing for materials
- Miscalculating or underestimating labour costs.
Generating estimations manually is a process prone to human error and often leads to underestimating or overestimating project costs. Improper planning is one factor contributing to over 69% of construction projects exceeding their budgets.
Estimation software, on the other hand, improves accuracy by ensuring all costs are accounted for and using real-time data. Platforms like BuildPartner also provide localised pricing for different regions across the UK, giving you the most accurate information for labour rates and materials.
2. Time Savings
Another huge benefit of using construction estimating software is the time it give you back in your day. Think about how long it takes you to produce an itemised estimation. Now, consider how much time you spend doing that across the year for multiple bids.
How many days have you lost, or rather, how many days could you gain back if you were to harness the power of construction estimating software?
Platforms like BuildPartner automate the manual tasks involved in creating project estimates. At the outset of project creation, you click through a handful of intuitive screens to select rooms, specifications, and build types.
Within a matter of minutes, you’re ready to submit, and you can sit back and relax while the system does all the heavy lifting for you. The estimating software scours a database of thousands of localised material prices before generating a detailed, accurate quote.
Aside from doing all this in a fraction of the time it would take to do it manually, it also eliminates the stress.
3. Cost Efficiency
Once you’ve generated your project’s pricing, it’s then much easier to navigate the itemised breakdown – which is much more intuitive than navigating dull spreadsheets.
Estimation software like BuildPartner allows users to easily add, delete, or change materials in the schedule, which is especially convenient when a client changes their mind or when unforeseen circumstances impact a project.
So, if a particular material is surplus to requirements, you can remove it at the click of a button. Or if you need to add a task or material, you can perform a quick search and find the relevant component.
Not only that but for each building material, you’re presented with a plethora of options in a dropdown menu. You can easily change from, say, a pedestal basin to a wall-hung basin or a vanity unit with a basin. Then, you have another dropdown list with variants from different suppliers and manufacturers, like Victoria Plum, Armitage Shanks, and The Bath Store.
Imagine if you had to manually research all the individual prices of these options? It’s all right there at your fingertips.
4. Effective Decision Making
With such a comprehensive itemised breakdown, you are able to make much more effective decisions on what materials to include and exclude. By centralising all project costs, timelines, and resource requirements in one platform, it becomes easier to evaluate different scenarios.
All of this information, when consolidated in a central place, makes it super easy to prioritise exactly how to allocate a client’s budget so that it aligns with the project’s goal. For example, you could save £500 by switching to a different brand of paint and then allocate those funds toward quality light fittings that will leave a lasting impression.
When using BuildPartner, you can easily toggle the specification between Basic, Standard, and Premium to see the range of different pricing for a project.
5. Real-Time Updates and Live Prices
Sometimes, clients will sit on a quotation for months before awarding a contract, but prices can change in the meantime. The UK economy has faced a few turbulent years of volatile prices of building materials and commodities. Remember when timber prices surged by over 70% back in 2021, in just a matter of a few months?
So, when using construction estimation software like BuildPartner, you can easily refresh a quote to get the latest prices. Upon request, you can also gain access to your version history, so you can compare previous versions of quotes to see the differences.
At the point of quote creation, the software automatically pulls through live prices.
6. Better Collaboration and Transparency
Construction estimation software facilitates collaboration through a centralised platform. It means that internally, team members can easily make adjustments and address queries. This transparency ensures that everyone is on the same page and cut out unnecessary errors.
Speaking of transparency, some contractors appreciate being able to share the details with their clients, particularly those with strict specifications.
It helps manage expectations by clearly outlining what’s included and excluded in the estimate, ensuring there are no points of contention once the contract is signed. By providing an itemised breakdown, protecting yourself from scope creep and potential disputes.
Clients appreciate this, too, as it gives them greater flexibility to customise pricing with an à la carte-style material schedule.
7. Cloud-Based Access
Using cloud-based construction estimating software gives users the flexibility to work from anywhere and also ensures that entire teams can access the project estimates in real time.
The most common alternative (using spreadsheets) quite often leads to issues with version control, for instance, when multiple team members are working on different versions without realising. There’s also the added risk of introducing errors when manually entering information.
Also, there is a reduced risk of data loss with cloud-based software due to the secure storage and automatic backups that take place behind the scenes.
8. Land More Bids
Who is more likely to win a contract: a contractor submitting a detailed itemised quote or a contractor who submits a basic quote with no context?
Submitting accurate quotes builds trust with clients. Now, you can either do this meticulously, monotonously, and manually by entering every single line of detail into a spreadsheet, or you can let the software do it for you.
Aside from building trust with clients, estimating software also ensures your pricing is competitive. Without an itemised breakdown, it’s difficult to be competitive because many contractors make broad assumptions of costs and overinflate their price by X% as a buffer – often to their own detriment.
Submitting the best and most accurate price will bring you closer to winning more bids.
Construction Estimating Software Benefits
By embracing construction estimation software, contractors can create more precise estimates, win more bids, and execute projects with confidence. If you’re ready to ditch the spreadsheets and embrace a new way of working, start your free trial with BuildPartner today.
Construction Estimation Software FAQs
Here are some frequently asked questions about construction estimation software.
What is construction estimation software?
Construction estimation software helps contractors create accurate cost estimates for materials, labour, and other project expenses. It automates calculations, organises data, and provides detailed reports to improve accuracy and save time.
What should I look for when choosing construction estimation software?
When selecting construction estimation software, ease of use should be prioritised. Many estimation software platforms have steep learning curves, which often hinder progress and usability. Look for a platform like BuildPartner, which is intuitive and allows you to create projects in minutes, even without prior experience.
Can construction estimation software help win more bids?
By providing accurate estimates, construction estimation software helps businesses submit competitive bids; and clear and transparent estimates build trust with clients, making it more likely to win contracts.
November 10, 2024
Barn conversions are rising in popularity in the UK, driven by the favourable planning rules and a growing demand for sustainable, character-rich properties for both the residential and holiday rental markets. But how much does it cost to convert a barn? And what is the cost per square metre?
In this article, we cover the costs of barn conversions for a single-storey and a double-storey conversion. We also bring you up to speed on UK planning rules and the differences between classifications of barn conversions in the UK.
Start your free trial with BuildPartner today to get the most accurate estimate of converting a barn based on your own dimensions and specifications.
Barn Conversion Cost Considerations
The costs in this guide assume that the barn conversions do not require new roofs or walls.
Since barn conversions vary in size and there is very limited data on the average size, we based our calculations on a ballpark figure of 80m2 of floor space per storey (160m2 for a double-storey conversion).
- The double-storey barn conversion comprises four bedrooms, one en-suite, a bathroom, a WC, a kitchen, a living room, and a cloakroom.
- The single-storey barn conversion comprises three bedrooms, a bathroom, a WC, a kitchen, and a living room.
We also provide a breakdown per square metre so you can work out the costs for your project – if you happen to know the dimensions.
In the cost breakdown provided later, you’ll notice a disproportionate amount of the cost is attributed to foundations and substructure. The main reason for this is that most barns have shallow foundations, which are unsuitable for modern residential standards.
Therefore, underpinning – the technique that stabilises existing foundations – accounts for a significant part of the cost.
Build Specifications and Supplier Benchmarks
In terms of build specification, our BuildPartner pricing tool gives you three options (which can be revised by item at a later point):
- Basic spec is a basic finish; e.g. Leyland, Everest, Wickes.
- Standard spec is a standard finish; e.g. Dulux, Hamilton, Slim Line.
- Premium spec is a high-spec finish; e.g. Farrow & Ball, Fine Line, Siemens.
For this particular cost breakdown, we have selected standard spec. In addition, for each specification, we’ve provided a range of prices to reflect the varying types of contractors:
- Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
- Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
- High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.
Cost Of Building A Single-Storey Barn Conversion
Here’s a table showing the average building costs of converting a single-storey barn for a standard-spec project in the UK:
|
Single-Storey Barn Conversion |
Total Average Build Cost |
Average Cost Per Sq Metre |
||||
|
Low Benchmark |
Mid Benchmark |
High Benchmark |
Low Benchmark |
Mid Benchmark |
High Benchmark |
|
|
East Anglia |
£197,570 |
£215,531 |
£233,492 |
£2,470 |
£2,694 |
£2,919 |
|
London |
£222,543 |
£249,590 |
£276,462 |
£2,782 |
£3,120 |
£3,456 |
|
Midlands |
£193,633 |
£211,236 |
£228,839 |
£2,420 |
£2,640 |
£2,860 |
|
North England |
£191,524 |
£209,931 |
£227,425 |
£2,394 |
£2,624 |
£2,843 |
|
Northern Ireland |
£188,858 |
£202,767 |
£219,665 |
£2,323 |
£2,535 |
£2,746 |
|
Scotland |
£191,845 |
£209,285 |
£226,726 |
£2,398 |
£2,616 |
£2,834 |
|
South East |
£204,985 |
£229,210 |
£254,306 |
£2,785 |
£3,114 |
£3,418 |
|
South West |
£195,676 |
£220,919 |
£242,473 |
£2,470 |
£2,761 |
£3,031 |
|
Wales |
£193,781 |
£216,683 |
£232,060 |
£2,422 |
£2,709 |
£2,901 |
|
Average |
£197,824 |
£218,350 |
£237,939 |
£2,496 |
£2,757 |
£3,001 |
All costs exclude VAT.
Here’s what the data shows for the cost of converting a single-storey barn to a standard spec:
- The minimum cost is £188,858, and the maximum cost is £276,462.
- The total average cost is £218,038, or £2,751 per square metre.
Barn Conversion Cost Breakdown By Project Stage – London
Here are the associated costs for the different stages of a barn conversion for a standard-spec project – when using a mid-benchmark contractor in London:
|
Total |
£249,590 |
100% |
|
Foundations and substructure |
£74,492 |
29.8% |
|
Preliminaries |
£21,907 |
8.8% |
|
External windows and doors |
£15,658 |
6.3% |
|
Units, worktops and kitchen appliances |
£13,721 |
5.5% |
|
External wall structure and lining |
£13,199 |
5.3% |
|
Floor preparation and finishes |
£11,942 |
4.8% |
|
Decoration |
£10,739 |
4.3% |
|
Heating and cooling |
£10,617 |
4.3% |
|
Demolitions |
£9,779 |
3.9% |
|
Steel and structural supports |
£9,577 |
3.8% |
|
Floor structure and lining |
£9,546 |
3.8% |
|
Wired appliances |
£8,336 |
3.3% |
|
Wall preparation and finishes |
£7,888 |
3.2% |
|
Ceiling structure and lining |
£7,851 |
3.1% |
|
Drainage and pipework |
£7,120 |
2.9% |
|
Plumbed appliances |
£5,250 |
2.1% |
|
Internal wall structure and lining |
£4,328 |
1.7% |
|
Internal doors and frames |
£3,469 |
1.4% |
|
Wiring and fuseboards |
£1,767 |
0.7% |
|
Ceiling preparation and finishes |
£1,553 |
0.6% |
|
Fixtures and fittings |
£850 |
0.3% |
Cost Of Building A Double-Storey Barn Conversion
Here’s a table showing the average building costs of converting a double-storey barn for a standard-spec project in the UK:
|
Double-Storey Barn Conversion |
Total Average Build Cost |
Average Cost Per Sq Metre |
||||
|
Low Benchmark |
Mid Benchmark |
High Benchmark |
Low Benchmark |
Mid Benchmark |
High Benchmark |
|
|
East Anglia |
£262,110 |
£285,938 |
£309,766 |
£1,638 |
£1,787 |
£1,936 |
|
London |
£298,323 |
£334,438 |
£370,785 |
£1,865 |
£2,090 |
£2,317 |
|
Midlands |
£256,607 |
£279,935 |
£303,263 |
£1,604 |
£1,750 |
£1,895 |
|
North England |
£253,972 |
£278,056 |
£301,227 |
£1,587 |
£1,738 |
£1,883 |
|
Northern Ireland |
£249,811 |
£267,930 |
£290,258 |
£1,535 |
£1,675 |
£1,814 |
|
Scotland |
£254,019 |
£277,112 |
£300,205 |
£1,588 |
£1,732 |
£1,876 |
|
South East |
£274,702 |
£307,166 |
£337,134 |
£1,866 |
£2,087 |
£2,290 |
|
South West |
£259,449 |
£293,086 |
£321,680 |
£1,638 |
£1,832 |
£2,011 |
|
Wales |
£256,788 |
£287,135 |
£307,782 |
£1,605 |
£1,795 |
£1,924 |
|
Average |
£262,864 |
£290,089 |
£315,789 |
£1,658 |
£1,832 |
£1,994 |
All costs exclude VAT.
Here’s what the data shows for the cost of converting a double-storey barn to a standard spec:
- The minimum cost is £249,811, and the maximum cost is £370,785.
- The total average cost is £289,581, or £1,828 per square metre.
Barn Conversion Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of a conversion for a standard-spec project – when using a mid-benchmark contractor in London:
|
Total |
£334,438 |
100% |
|
Foundations and substructure |
£74,492 |
22.3% |
|
External wall structure and lining |
£26,397 |
7.9% |
|
Preliminaries |
£23,963 |
7.2% |
|
Floor preparation and finishes |
£21,219 |
6.3% |
|
External windows and doors |
£20,677 |
6.2% |
|
Floor structure and lining |
£19,021 |
5.7% |
|
Decoration |
£17,434 |
5.2% |
|
Units, worktops and kitchen appliances |
£16,240 |
4.9% |
|
Demolitions |
£16,115 |
4.8% |
|
Ceiling structure and lining |
£13,675 |
4.1% |
|
Heating and cooling |
£13,657 |
4.1% |
|
Wall preparation and finishes |
£12,399 |
3.7% |
|
Wired appliances |
£11,152 |
3.3% |
|
Steel and structural supports |
£10,068 |
3.0% |
|
Internal wall structure and lining |
£8,657 |
2.6% |
|
Drainage and pipework |
£8,527 |
2.5% |
|
Plumbed appliances |
£7,992 |
2.4% |
|
Internal doors and frames |
£4,966 |
1.5% |
|
Ceiling preparation and finishes |
£3,088 |
0.9% |
|
Wiring and fuseboards |
£1,767 |
0.5% |
|
Joinery |
£1,624 |
0.5% |
|
Fixtures and fittings |
£1,308 |
0.4% |
Do I need planning permission to convert a barn?
In most cases, you don’t need to submit a full planning application to convert a barn, but it’s a good idea to obtain something called a lawful development certificate.
Despite the name, it’s actually not a legal requirement, but it does protect you in the event of planning policies change. Without one, if your conversion is later deemed to be unlawful, this could result in fines or, worse, the demolition of your project.
To get started, you need to submit your designs by giving “prior notification” to your local authority. They’ll review your designs to ensure you’re within your permitted development rights and a host of other factors such as transport, noise, and flood risk.
It can take anywhere between two to three months to gain approval.
If you plan on extending your barn, however, you will need to apply for planning permission.
Barn Conversion Classifications – UK
In the UK, barn conversions have three main classifications (Q, R, and S). Here’s what each covers:
Class Q – Agricultural to Residential
Class Q allows the conversion of agricultural buildings, such as barns, into residential homes without full planning permission.
To meet the criteria for Class Q, the barn must:
- Have been used solely for agricultural purposes before 20 March 2013.
- Be no greater than 1,000m2 of floor space.
If a barn conversion falls under Class Q, up to ten separate dwellings (previously five) can be created, providing that the maximum size of a dwelling is no greater than 150 square metres. In addition, structural alterations must not extend beyond the original footprint of the building.
Class R and Class S – Agricultural to Flexible Commercial Use
Class R permits the change of use from agricultural buildings to a range of commercial uses, such as retail, offices, restaurants, hotels, or leisure facilities.
Class S allows the conversion of agricultural buildings into state-funded schools or registered nurseries (education facilities).
To meet the criteria for Class R and S, the barn must:
- Have been used solely for agricultural purposes before 3 July 2012.
- Be no greater than 1,000m2 of floor space.
Also, the location must not be within protected areas, such as national parks or areas of outstanding natural beauty (AONB).
Proposed Legislation Changes
The previous Conservative government proposed plans to relax rules on barn conversions in national parks and AONBs. These were widely condemned by several key figures, including Kevin Bishop, the CEO of Dartmoor National Park Authority, who said:
“The ability to convert any agricultural barn to an open market house would cause untold damage to our landscapes and do nothing to support the provision of affordable housing.”
The new Labour government has yet to comment on these plans.
Average Cost To Convert A Barn In The UK
So, how much does a barn conversion cost in the UK? Based on the two types covered in this article, you can expect that converting a barn to cost on average (when using a mid-benchmark contractor):
- Single-storey barn – £218,038, or £2,751 per sq metre.
- Double-storey barn – £289,581, or £1,828 per sq metre.
Depending on the specifications, the cost of the work for a barn conversion would range between £188,858 and £370,785.
Please remember that these costs do not include VAT, and there may be other additional costs, such as obtaining planning permission, conducting structural surveys, making unexpected repairs, and completing custom finishes.
Start your free trial with BuildPartner today to get the most accurate estimate of converting a barn based on your own dimensions and specifications.
October 30, 2024
Northern Ireland has the lowest average house prices in the UK and is the most affordable region for property buyers and investors, but how much does it cost to build a house in Northern Ireland?
To help you budget effectively, we’ve calculated the costs of building a home in Northern Ireland. In addition, we’ve also included to the cost to build other projects, such as an extension, garage, porch, loft conversion, and a bungalow, and we’ve also provided the costs per square metre.
Building A House In Northern Ireland
Our calculations are based on:
- A total floor area of 94m2, which is the average for a house in the UK.
- The average number of bedrooms being 2.95 rooms per house, rounded up to 3.
In terms of build specification, our BuildPartner pricing tool gives you three options (which can be revised by item at a later point):
- Basic spec is a basic finish; e.g. Leyland, Everest, Wickes.
- Standard spec is a standard finish; e.g. Dulux, Hamilton, Slim Line.
- Premium spec is a high-spec finish; e.g. Farrow & Ball, Fine Line, Siemens.
The costs associated with the projects in this guide are calculated according to a standard spec. Then, for each specification, we’ve provided a range of prices to reflect the varying types of contractors:
- Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
- Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
- High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.
Total Cost Of A Standard-Spec Build In Northern Ireland
Here’s a table showing the average costs of building a house and other projects in Northern Ireland:
|
Building Type |
Total Average Building Cost |
||
|
Low Benchmark |
Mid Benchmark |
High Benchmark |
|
|
3-Bedroom House |
£234,931 |
£261,798 |
£283,614 |
|
Ground-Floor Extension |
£66,730 |
£71,528 |
£77,489 |
|
Double-Storey Extension |
£116,541 |
£124,952 |
£135,365 |
|
Single Garage (Flat Roof) |
£21,378 |
£22,960 |
£24,873 |
|
Brick Porch |
£6,565 |
£7,627 |
£7,040 |
|
2-Bed Bungalow |
£149,446 |
£160,273 |
£173,630 |
|
Standard Loft Conversion |
£44,087 |
£46,821 |
£50,722 |
Total Cost Per Square Metre In Northern Ireland
Here’s a table showing the costs per square metre of building a house and other projects in Northern Ireland:
|
Building Type |
Average Cost Per Sq Metre |
||
|
Low Benchmark |
Mid Benchmark |
High Benchmark |
|
|
3-Bedroom House |
£2,136 |
£2,380 |
£2,578 |
|
Ground-Floor Extension |
£2,186 |
£2,384 |
£2,583 |
|
Double-Storey Extension |
£1,909 |
£2,083 |
£2,256 |
|
Single Garage (Flat Roof) |
£1,276 |
£1,392 |
£1,507 |
|
Brick Porch |
£2,151 |
£2,542 |
£2,347 |
|
2-Bed Bungalow |
£1,632 |
£1,781 |
£1,929 |
|
Standard Loft Conversion |
£1,431 |
£1,561 |
£1,691 |
All costs exclude VAT.
The Average Cost To Build A House In Northern Ireland
So, how much does it cost to build a house in Northern Ireland? Based on a standard specification for a typical three-bedroom house, you can expect to pay £261,798, not including the price of land. This figure covers construction expenses like materials and labour but does not include the cost of land.
However, a lack of land, a sluggish planning system, and infrastructure challenges mean that developers are looking to expand elsewhere in the UK. But with “incredible scarcity, property prices and rents are going to continue to go up,” says Conor Mulligan of Lagan Homes.
Frequently Asked Questions About House Building In Northern Ireland
Here are a few questions that provide extra insight into the cost of building a house in Northern Ireland.
What is the average house price in Northern Ireland?
According to the Northern Ireland House Price Index, the average house price in Northern Ireland is £185,025. The average ranges from £163,836 in Derry City and Strabane to £215,464 in Lisburn and Castlereagh. The average price in the capital, Belfast, is £168,054.
Why has housebuilding in Northern Ireland hit a 60-year low?
The biggest issue relates to its infrastructure: Northern Ireland’s water capacity constraints. Plans for an estimated 19,000 homes in 23 towns are being held up due to an outdated and at-capacity sewage network. Whether development is allowed varies by area; in some places, it is permitted, in others, it may be allowed at additional cost, and in certain locations, it’s all but prohibited.
September 30, 2024
If you’re looking to add some extra space and value to your property, a conservatory is often cheaper than building an extension. But how much does it cost to build a conservatory in the UK?
In this article, we’ve covered the costs of building three types of conservatories across multiple regions in the UK, and we’ve also provided a breakdown of the construction costs by stage as well as the costs per square metre.
Start your free trial with BuildPartner today to get the most accurate estimate of building a conservatory based on your own dimensions and specifications.
Conservatory Cost Considerations
Our calculations are based on a 4 x 3m conservatory (12m2). The three main types of conservatory covered in this article include:
- Conservatory with a reinforced glass roof.
- Conservatory with slate roof tiles – including roof structure, insulation, plasterboard, decoration, light fittings, etc.
- Orangery with glass roof – including brick wall, cavity insulation, plasterboard, decoration, etc.
The costs do not include additional heating, such as radiators or underfloor heating.
Build Specifications and Supplier Benchmarks
In terms of build specification, our BuildPartner pricing tool gives you three options (which can be revised by item at a later point):
- Basic spec is a basic finish; e.g. Leyland, Everest, Wickes.
- Standard spec is a standard finish; e.g. Dulux, Hamilton, Slim Line.
- Premium spec is a high-spec finish; e.g. Farrow & Ball, Fine Line, Siemens.
For this particular cost breakdown, we have selected standard spec. In addition, for each specification, we’ve provided a range of prices to reflect the varying types of contractors:
- Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
- Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
- High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.
Cost Of Building A Glass Roof Conservatory
Here’s a table showing the average cost of building a conservatory for a standard-spec project in the UK:
| Conservatory – Structural Glass Roof | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £32,707 | £35,680 | £38,653 | £2,726 | £2,973 | £3,221 |
| London | £34,690 | £38,790 | £42,574 | £2,891 | £3,232 | £3,548 |
| Midlands | £32,404 | £35,350 | £38,295 | £2,700 | £2,946 | £3,191 |
| North England | £32,150 | £35,203 | £38,136 | £2,679 | £2,934 | £3,178 |
| Northern Ireland | £31,974 | £34,660 | £37,548 | £2,648 | £2,888 | £3,129 |
| Scotland | £32,175 | £35,101 | £38,026 | £2,681 | £2,925 | £3,169 |
| South East | £31,915 | £35,686 | £39,594 | £2,891 | £3,232 | £3,548 |
| South West | £32,557 | £36,572 | £40,140 | £2,726 | £3,048 | £3,345 |
| Wales | £32,407 | £36,236 | £38,531 | £2,701 | £3,020 | £3,211 |
| Average | £32,553 | £35,920 | £39,055 | £2,738 | £3,022 | £3,282 |
All costs exclude VAT.
Here’s what the data shows for the cost of building a glass roof conservatory to a standard spec:
- The minimum cost is £31,915, and the maximum cost is £42,574.
- The total average cost is £35,843, or £3,014 per square metre.
Building Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of building a glass roof conservatory for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £38,790 | 100% |
| Roof structure and coverings | £17,174 | 44.3% |
| External windows and doors | £9,945 | 25.6% |
| Preliminaries | £5,302 | 13.7% |
| Foundations and substructure | £3,342 | 8.6% |
| Floor structure and lining | £1,581 | 4.1% |
| Drainage and pipework | £693 | 1.8% |
| Demolitions | £310 | 0.8% |
| External wall structure and lining | £225 | 0.6% |
| Wiring and fuseboards | £218 | 0.6% |
The cost of the roof structure for a reinforced glass roof is much higher when compared to a standard roof structure with slate tiles – due mainly to the high cost of reinforced glass.
Cost Of Building A Tiled Roof Conservatory
Here’s a table showing the average cost of building a tiled roof conservatory for a standard-spec project in the UK:
| Conservatory – Slate Roof Tiles | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £19,709 | £21,500 | £23,292 | £1,642 | £1,792 | £1,941 |
| London | £21,750 | £24,321 | £26,693 | £1,813 | £2,027 | £2,224 |
| Midlands | £19,399 | £21,162 | £22,926 | £1,617 | £1,764 | £1,910 |
| North England | £19,142 | £21,012 | £22,763 | £1,595 | £1,751 | £1,897 |
| Northern Ireland | £18,957 | £20,456 | £22,160 | £1,563 | £1,705 | £1,847 |
| Scotland | £19,164 | £20,906 | £22,648 | £1,597 | £1,742 | £1,887 |
| South East | £20,010 | £22,375 | £24,558 | £1,813 | £2,027 | £2,224 |
| South West | £19,555 | £22,038 | £24,188 | £1,642 | £1,836 | £2,016 |
| Wales | £19,402 | £21,694 | £23,167 | £1,617 | £1,808 | £1,931 |
| Average | £19,676 | £21,718 | £23,599 | £1,655 | £1,828 | £1,986 |
All costs exclude VAT.
Here’s what the data shows for the cost of building a tiled roof conservatory to a standard spec:
- The minimum cost is £18,957, and the maximum cost is £26,693.
- The total average cost is £21,665, or £1,823 per square metre.
Building Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of building a tiled roof conservatory for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £24,321 | 100% |
| External windows and doors | £9,945 | 40.9% |
| Preliminaries | £5,302 | 21.8% |
| Foundations and substructure | £3,342 | 13.7% |
| Roof structure and coverings | £2,242 | 9.2% |
| Floor structure and lining | £1,581 | 6.5% |
| Drainage and pipework | £693 | 2.8% |
| Ceiling structure and lining | £464 | 1.9% |
| Demolitions | £310 | 1.3% |
| External wall structure and lining | £225 | 0.9% |
| Wiring and fuseboards | £218 | 0.9% |
Cost Of Building An Orangery
Here’s a table showing the average cost of building an orangery for a standard-spec project in the UK:
| Orangery – Structural Glass Roof | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £35,866 | £39,126 | £42,387 | £2,989 | £3,261 | £3,532 |
| London | £38,473 | £43,020 | £47,217 | £3,206 | £3,585 | £3,935 |
| Midlands | £35,483 | £38,709 | £41,934 | £2,957 | £3,226 | £3,495 |
| North England | £35,194 | £38,523 | £41,734 | £2,933 | £3,210 | £3,478 |
| Northern Ireland | £34,490 | £37,753 | £40,899 | £2,874 | £3,146 | £3,408 |
| Scotland | £35,175 | £38,373 | £41,571 | £2,931 | £3,198 | £3,464 |
| South East | £35,396 | £39,579 | £43,912 | £2,950 | £3,298 | £3,659 |
| South West | £35,676 | £40,104 | £44,017 | £2,973 | £3,342 | £3,668 |
| Wales | £35,486 | £39,679 | £42,234 | £2,957 | £3,307 | £3,519 |
| Average | £35,693 | £39,430 | £42,878 | £2,974 | £3,286 | £3,573 |
All costs exclude VAT.
Here’s what the data shows for the cost of building an orangery to a standard spec:
- The minimum cost is £34,490, and the maximum cost is £47,217.
- The total average cost is £39,334, or £3,278 per square metre.
Building Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of building an orangery for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £43,020 | 100% |
| Roof structure and coverings | £17,174 | 39.9% |
| External windows and doors | £9,945 | 23.1% |
| Preliminaries | £5,487 | 12.8% |
| External wall structure and lining | £3,785 | 8.8% |
| Foundations and substructure | £3,342 | 7.8% |
| Floor structure and lining | £1,581 | 3.7% |
| Drainage and pipework | £693 | 1.6% |
| Decoration | £486 | 1.1% |
| Demolitions | £310 | 0.7% |
| Wiring and fuseboards | £218 | 0.5% |
Summary Of The Average Cost To Build A Conservatory
So, how much does it cost to build a conservatory in the UK? Based on the two types covered in this article, you can expect it to cost on average (when using a mid-benchmark contractor):
- Conservatory with structural glass roof – £35,920, or £3,022 per sq metre.
- Conservatory with slate roof tiles – £21,718, or £1,828 per sq metre.
- Orangery with structural glass roof – £39,430, or £3,286 per sq metre.
Depending on the specifications, the cost of the work for a conservatory build would range between £18,957 and £47,217.
Please remember that these costs do not include VAT, and there may be other additional costs, such as obtaining planning permission, conducting structural surveys, making unexpected repairs, and completing custom finishes.
Start your free trial with BuildPartner today to get the most accurate estimate of building a conservatory based on your own dimensions and specifications.
Frequently Asked Questions About Conservatories
Here are a few questions about building conservatories in the UK.
What’s the difference between a conservatory and an orangery?
An orangery is fundamentally a brick structure with large glass windows and roofing, which provides more insulation than a fully glazed conservatory.
How can I make a conservatory more energy-efficient?
To make a conservatory more energy efficient, use triple glazing, install a tiled roof, and consider underfloor heating or energy-efficient radiators. Using blinds also regulates temperature.
Do I need planning permission for a conservatory?
Planning permission is generally not required for a conservatory if it meets permitted development rights. Your conservatory must be at the rear of the house, less than four metres high, less than 50% of the area of the land around the house, and its walls must run within the length of the property’s walls.
August 28, 2024
Renovating a flat in the UK requires careful cost planning and budgeting. In this 2024 guide, we provide a comprehensive cost breakdown of a 1-bedroom and 2-bedroom flat, and we also break the cost down per square metre.
Whether you’re undertaking a full-scale refurbishment or focusing on specific areas like the kitchen or bathroom, this guide furnishes you with the insights needed to navigate your renovation project.
Key Factors Affecting Flat Renovation Costs
When renovating a flat, several key factors come into play that significantly impact the overall cost. Firstly, the median floor space of the average UK flat is 58m2, so our calculations are based on a 2-bedroom flat of 64m2 and a 1-bedroom flat of 52m2, with both comprising an open-plan kitchen and living room and a bathroom.
Our cost breakdown includes all appliances, such as a built-in dishwasher, fridge, freezer, washing machine, extractor fan, hob, and oven. The only exclusion is a central heating boiler; however, radiators are included.
It’s also important to distinguish between a renovation and a remodel. A renovation focuses exclusively on replacing the finishings and fittings in their existing locations and does not involve changing the layout of a structure.
Build Specifications & Supplier Benchmarks
In terms of build specifications, our BuildPartner pricing tool gives you three options when creating your quote (which can be revised by item at a later point):
- Basic spec is a basic finish; e.g., Leyland, Everest, Wickes.
- Standard spec is a standard finish; e.g., Dulux, Hamilton, Slim Line.
- Premium spec is a high-spec finish; e.g., Farrow & Ball, Fine Line, Siemens.
For each renovation type (1-bed and 2-bed flat), we’ve provided a range of prices to reflect the varying types of contractors:
- Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
- Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
- High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.
Cost Of A 2-Bedroom Flat Renovation
Here’s a table showing the average building costs of renovating a 2-bed flat for a standard-spec project in the UK:
| 2-Bedroom Flat Refurb | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £33,602 | £36,657 | £39,711 | £525 | £573 | £620 |
| London | £37,306 | £42,268 | £46,413 | £583 | £660 | £725 |
| Midlands | £32,998 | £35,998 | £38,998 | £516 | £562 | £609 |
| North England | £32,864 | £35,852 | £38,840 | £514 | £560 | £607 |
| Northern Ireland | £32,410 | £34,781 | £37,680 | £498 | £543 | £589 |
| Scotland | £32,937 | £35,931 | £38,925 | £515 | £561 | £608 |
| South East | £34,321 | £38,377 | £42,579 | £583 | £652 | £715 |
| South West | £33,329 | £37,573 | £41,239 | £525 | £587 | £644 |
| Wales | £33,056 | £36,962 | £39,520 | £516 | £578 | £618 |
| Average | £33,647 | £37,156 | £40,434 | £530 | £586 | £637 |
All costs exclude VAT.
Here’s what the data shows for the cost of fully renovating a 2-bed flat to a standard spec:
- It costs 15% more to renovate a 2-bed flat in London than in other regions.
- The minimum cost is £32,410, and the maximum cost is £46,413.
- The total average cost is £37,079, or £585 per square metre.
2-Bed Flat Renovation Cost Breakdown – London
Here’s an example of the associated costs for the different stages of a renovation for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £42,268 | 100.0% |
| Demolitions | £1,464 | 3.5% |
| Heating and cooling | £1,384 | 3.3% |
| Plumbed appliances | £3,916 | 9.3% |
| Wired appliances | £4,932 | 11.7% |
| Ceiling preparation and finishes | £549 | 1.2% |
| Wall preparation and finishes | £3,797 | 9.0% |
| Floor preparation and finishes | £9,274 | 21.9% |
| Units, worktops and kitchen appliances | £16,528 | 39.1% |
| Fixtures and fittings | £425 | 1.0% |
And here’s a breakdown of the associated costs by room for a standard-spec renovation project – when using a mid-benchmark contractor in London:
| Total | £42,268 | 100% |
| Bathroom | £9,836 | 23.3% |
| Bedroom 1 | £4,332 | 10.2% |
| Bedroom 2 | £3,795 | 9.0% |
| Kitchen / Living / Dining | £24,306 | 57.5% |
Remember, appliances are included in the costs, which is why the kitchen accounts for a disproportionate amount of the total expense.
Cost Of A 1-Bedroom Flat Renovation
Here’s a table showing the average building costs of fully renovating a 1-bed flat for a standard-spec project in the UK:
| 1-Bedroom Flat Refurb | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £30,685 | £33,475 | £36,264 | £590 | £644 | £697 |
| London | £33,912 | £38,474 | £42,248 | £652 | £740 | £812 |
| Midlands | £30,184 | £32,928 | £35,672 | £580 | £633 | £686 |
| North England | £30,068 | £32,801 | £35,535 | £578 | £631 | £683 |
| Northern Ireland | £29,675 | £31,890 | £34,548 | £562 | £613 | £664 |
| Scotland | £30,118 | £32,855 | £35,593 | £579 | £632 | £684 |
| South East | £31,199 | £34,886 | £38,290 | £652 | £729 | £800 |
| South West | £30,455 | £34,311 | £37,659 | £590 | £660 | £724 |
| Wales | £30,226 | £33,798 | £36,108 | £581 | £650 | £694 |
| Average | £30,725 | £33,935 | £36,880 | £596 | £659 | £716 |
All costs exclude VAT.
Here’s what the data shows for the cost of fully renovating a 1-bed flat to a standard spec:
- The minimum cost is £29,675, and the maximum cost is £42,248.
- The total average cost is £33,847, or £657 per square metre.
1-Bed Flat Renovation Cost Breakdown – London
Here’s an example of the associated costs for the different stages of a renovation for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £36,304 | 100.0% |
| Demolitions | £944 | 2.6% |
| Heating and cooling | £789 | 2.2% |
| Plumbed appliances | £3,711 | 10.2% |
| Wired appliances | £3,278 | 9.0% |
| Ceiling preparation and finishes | £371 | 1.0% |
| Wall preparation and finishes | £3,307 | 9.1% |
| Floor preparation and finishes | £7,673 | 21.1% |
| Units, worktops and kitchen appliances | £15,810 | 43.5% |
| Fixtures and fittings | £422 | 1.2% |
And here’s a breakdown of the associated costs by room for a standard-spec renovation project – when using a mid-benchmark contractor in London:
| Total | £36,304 | 100% |
| Bathroom | £9,147 | 25.2% |
| Bedroom | £4,088 | 11.3% |
| Kitchen / Living / Dining | £23,070 | 63.5% |
Summary Of The Average Cost To Renovate A Flat In The UK
So, how much does a flat renovation cost in the UK? Based on the three different types of contractors, renovating a 2-bedroom flat (64m2) will cost you on average:
- Low benchmark contactor – £33,647, or £530 per sq metre.
- Mid-benchmark contactor – £37,156, or £586 per sq metre.
- High-benchmark contractor – £40,434, or £637 per sq metre.
Depending on the specifications, the cost of the renovation work will typically range between £32,410 and £46,413 for a 2-bedroom flat.
Please remember that these costs do not include VAT, and there may be other additional costs, such as structural surveys, unexpected repairs, and custom finishes.
Frequently Asked Questions About Flat Renovations
Here are a few questions that shed some light on UK flat renovations.
How long does a flat renovation take?
Based on a 2-bedroom flat comprising an open-plan kitchen-living room and a bathroom, a renovation would take approximately four weeks.
This is based on two tradespeople carrying out the scheduled work (demolitions, heating and cooling, wall preparation, floor preparation, plumbed and wired appliances, kitchen units, decoration, and fixtures and fittings).
What is the most common pitfall when renovating a flat?
Since many flats are leasehold, they tend to have strict rules governing when noisy work can take place, often restricting it to specific hours on weekdays and prohibiting it altogether on weekends or evenings. It’s better to adhere to these to avoid potential conflicts and complaints.
Do I have to let my neighbour know before starting work?
If your renovation affects a shared or adjoining wall, you must notify your neighbour under the Party Wall Act 1996. A Party Wall Notice should be given at least two months before major work begins. Your neighbour then has 14 days to consent or request a Party Wall Agreement. Failing to notify them can lead to legal issues and project delays.
Do I need planning permission for a flat renovation?
Most internal renovations do not require planning permission, but you may need approval if you’re making structural changes, especially in listed buildings or conservation areas.
August 30, 2024
When calculating the cost of a loft conversion in the UK, several factors come into play that can significantly impact the final price. From the size of the space and the type of conversion—such as a Mansard or dormer extension—to additional features like en-suites or balconies, each element contributes to the overall building costs.
In this article, we’ll explore some of these variables and how they affect a project’s cost, to help you budget and plan your loft conversion.
10 Main Types of Loft Conversions
Before we take a look at the numbers, it’s important to be aware of the main options available when planning a loft conversion. Each type offers unique benefits and can significantly impact the overall cost and design of your project. Here are eight to be aware of:
- Velux Loft Conversion – The simplest and most cost-effective option, involving the installation of Velux windows into the existing roof space without altering the roof structure.
- Dormer Loft Conversion – Extending the roof outward to create additional space and headroom; they can be full-width or smaller, depending on the space requirements.
- Mansard Loft Conversion – Altering the roof structure to create a near-vertical wall with a flat roof, providing maximum space and headroom.
- Hip-to-Gable Loft Conversion – Replacing the sloping side of the roof with a vertical gable end, effectively increasing the roof space and headroom.
- Gable-to-Gable Loft Conversion – Similar to hip-to-gable, but it extends the existing gable end across the entire width of the property.
- Shell Loft Conversion – Provides the basic structure and space, leaving the interior finishes and fittings to the homeowner.
- Roof Lift Loft Conversion – Raising the entire roof structure to create additional headroom and floor space, often involving significant structural alterations.
- Modular Loft Conversion – A prefabricated solution where sections of the loft are constructed off-site and then assembled on your property.
- Piggyback Loft Conversion – Building an entirely new structure on top of the existing roof, effectively adding a new storey to the property
- Standard Loft Conversion – Predominantly internal work without major changes like roof lifts or complete rebuilds.
In this article, we’ll be reviewing three loft conversion types: a standard loft conversion, a dormer loft conversion, and a Mansard loft conversion. A dormer loft conversion often comprises a single window, two windows, or the full width of the roof.
Considerations For Converting A Loft
A fully finished attic is roughly 35–50% of the house’s ground floor square meterage, so we based our calculations on a floor space of 30m2.
In addition to the total costs, we’ve also provided costs per square metre, so you can carry out your own calculations if you happen to know the dimensions you’re working with.
All our calculations are based on a loft conversion comprising the following:
- Master bedroom
- En-suite bathroom
- Eaves storage
- Landing including stairs
In terms of build specification, our BuildPartner pricing tool gives you three options (which can be revised by item at a later point):
- Basic spec is a basic finish; e.g. Leyland, Everest, Wickes.
- Standard spec is a standard finish; e.g. Dulux, Hamilton, Slim Line.
- Premium spec is a high-spec finish; e.g. Farrow & Ball, Fine Line, Siemens.
In this cost comparison article, we review projects based on a standard spec. In addition to specification, we’ve provided a range of prices to reflect the varying types of contractors:
- Low benchmark – smaller companies are generally lower cost but less specialised and with low project management function; good for low/mid-spec projects and tight budgets.
- Mid benchmark – medium-sized companies offer a balanced mix of cost-effectiveness and specialisation; good for mid-range projects for effective execution within moderate budgets.
- High benchmark – larger companies generally have a higher cost base but can handle a wide variety of specialist tasks; good for mid/high-spec projects and project management.
Standard Loft Conversion
Here’s a table showing the average costs of a standard loft conversion for a standard-spec project in the UK:
| Standard Loft Conversion | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £47,242 | £51,537 | £55,831 | £1,575 | £1,718 | £1,861 |
| London | £55,780 | £62,375 | £69,410 | £1,859 | £2,079 | £2,314 |
| Midlands | £45,774 | £49,935 | £54,096 | £1,526 | £1,664 | £1,803 |
| North England | £45,358 | £49,493 | £53,618 | £1,512 | £1,650 | £1,787 |
| Northern Ireland | £44,087 | £46,821 | £50,722 | £1,431 | £1,561 | £1,691 |
| Scotland | £45,256 | £49,370 | £53,484 | £1,509 | £1,646 | £1,783 |
| South East | £51,317 | £57,382 | £63,665 | £1,859 | £2,079 | £2,282 |
| South West | £46,528 | £52,825 | £57,979 | £1,575 | £1,761 | £1,933 |
| Wales | £45,815 | £51,229 | £55,279 | £1,527 | £1,708 | £1,843 |
| Average | £47,462 | £52,330 | £57,120 | £1,597 | £1,763 | £1,922 |
All costs exclude VAT.
Here’s what the data shows for the cost of standard loft conversion to a standard spec:
- It costs 23% more to convert a loft in London than in other regions.
- The minimum cost is £44,087, and the maximum cost is £69,410.
- The total average cost is £52,304, or £1,760 per square metre.
Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of a standard loft conversion for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £62,375 | 100% |
| Preliminaries | £10,900 | 17.5% |
| Demolitions | £1,679 | 2.7% |
| Floor structure and lining | £3,460 | 5.5% |
| Steel and structural supports | £5,735 | 9.2% |
| External wall structure and lining | £5,524 | 8.9% |
| Internal wall structure and lining | £3,855 | 6.2% |
| Ceiling structure and lining | £3,901 | 6.3% |
| External windows and doors | £3,070 | 4.9% |
| Internal doors and frames | £1,496 | 2.4% |
| Drainage and pipework | £782 | 1.3% |
| Heating and cooling | £1,643 | 2.6% |
| Wiring and fuseboards | £1,445 | 2.3% |
| Stairs, balustrades and lifts | £2,885 | 4.6% |
| Plumbed appliances | £2,742 | 4.4% |
| Wired appliances | £2,057 | 3.3% |
| Ceiling preparation and finishes | £426 | 0.7% |
| Wall preparation and finishes | £3,720 | 6.0% |
| Floor preparation and finishes | £3,452 | 5.5% |
| Decoration | £3,177 | 5.1% |
| Fixtures and fittings | £425 | 0.7% |
Cost Breakdown By Area – London
Here’s a breakdown of the associated costs by area for a standard-spec loft conversion – when using a mid-benchmark contractor in London:
| Total | £62,375 | 100% |
| Bedroom | £8,378 | 13.4% |
| Eaves storage | £1,492 | 2.4% |
| En-suite | £11,646 | 18.7% |
| Loft conversion | £36,720 | 58.9% |
| Landing incl. stairs | £4,139 | 6.6% |
Mansard Loft Conversion
Here’s a table showing the average building costs of carrying out a Mansard loft conversion for a standard-spec project in the UK:
| Mansard Loft Conversion | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £61,480 | £67,069 | £72,658 | £2,049 | £2,236 | £2,422 |
| London | £71,417 | £79,861 | £88,602 | £2,381 | £2,662 | £2,953 |
| Midlands | £59,956 | £65,407 | £70,857 | £1,999 | £2,180 | £2,362 |
| North England | £59,511 | £64,933 | £70,343 | £1,984 | £2,164 | £2,345 |
| Northern Ireland | £58,129 | £62,081 | £67,254 | £1,897 | £2,069 | £2,242 |
| Scotland | £59,351 | £64,746 | £70,142 | £1,978 | £2,158 | £2,338 |
| South East | £65,704 | £73,469 | £80,637 | £2,381 | £2,662 | £2,922 |
| South West | £60,741 | £68,746 | £75,453 | £2,049 | £2,292 | £2,515 |
| Wales | £60,002 | £67,093 | £72,122 | £2,000 | £2,236 | £2,404 |
| Average | £61,810 | £68,156 | £74,230 | £2,080 | £2,296 | £2,500 |
All costs exclude VAT.
Here’s what the data shows for the cost of carrying out a Mansard loft conversion to a standard spec:
- The minimum cost is £58,129, and the maximum cost is £88,602.
- The total average cost is £68,065, or £2,292 per square metre.
Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of a Mansard loft conversion for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £79,861 | 100% |
| Preliminaries | £11,597 | 14.5% |
| Demolitions | £431 | 0.5% |
| Floor structure and lining | £3,652 | 4.6% |
| Steel and structural supports | £3,934 | 4.9% |
| External wall structure and lining | £15,478 | 19.4% |
| Internal wall structure and lining | £3,855 | 4.8% |
| Roof structure and coverings | £8,452 | 10.6% |
| Ceiling structure and lining | £1,221 | 1.5% |
| External windows and doors | £3,070 | 3.8% |
| Internal doors and frames | £1,496 | 1.9% |
| Drainage and pipework | £4,278 | 5.4% |
| Heating and cooling | £1,643 | 2.1% |
| Wiring and fuseboards | £1,868 | 2.3% |
| Stairs, balustrades and lifts | £2,885 | 3.6% |
| Plumbed appliances | £2,742 | 3.4% |
| Wired appliances | £2,057 | 2.6% |
| Ceiling preparation and finishes | £426 | 0.5% |
| Wall preparation and finishes | £3,720 | 4.7% |
| Floor preparation and finishes | £3,452 | 4.3% |
| Decoration | £3,177 | 4.0% |
| Fixtures and fittings | £425 | 0.5% |
Cost Breakdown By Area – London
Here’s a breakdown of the associated costs by area for a standard-spec Mansard loft conversion – when using a mid-benchmark contractor in London:
| Total | £79,861 | 100.0% |
| Bedroom | £8,378 | 10.5% |
| Eaves storage | £1,492 | 1.9% |
| En-suite | £11,646 | 14.6% |
| Mansard loft extension | £54,206 | 67.9% |
| Landing incl. stairs | £4,139 | 5.2% |
Dormer Loft Conversion
Here’s a table showing the average building costs of carrying out a dormer loft conversion for a standard-spec project in the UK:
| Dormer Loft Conversion | Total Average Build Cost | Average Cost Per Sq Metre | ||||
| Low Benchmark | Mid Benchmark | High Benchmark | Low Benchmark | Mid Benchmark | High Benchmark | |
| East Anglia | £55,222 | £60,242 | £65,263 | £1,841 | £2,008 | £2,175 |
| London | £63,353 | £70,844 | £78,705 | £2,112 | £2,361 | £2,623 |
| Midlands | £53,120 | £57,949 | £62,778 | £1,771 | £1,932 | £2,093 |
| North England | £52,694 | £57,485 | £62,275 | £1,756 | £1,916 | £2,076 |
| Northern Ireland | £51,640 | £56,335 | £61,029 | £1,721 | £1,878 | £2,034 |
| Scotland | £52,624 | £57,408 | £62,192 | £1,754 | £1,914 | £2,073 |
| South East | £58,285 | £65,173 | £72,309 | £1,943 | £2,172 | £2,410 |
| South West | £53,898 | £61,087 | £67,046 | £1,797 | £2,036 | £2,235 |
| Wales | £53,166 | £59,449 | £64,001 | £1,772 | £1,982 | £2,133 |
| Average | £54,889 | £60,663 | £66,178 | £1,830 | £2,022 | £2,206 |
All costs exclude VAT.
Here’s what the data shows for the cost of carrying out a dormer loft conversion to a standard spec:
- The minimum cost is £51,640, and the maximum cost is £78,705.
- The total average cost is £60,577, or £2,019 per square metre.
Cost Breakdown By Project Stage – London
Here’s an example of the associated costs for the different stages of a dormer loft conversion for a standard-spec project – when using a mid-benchmark contractor in London:
| Total | £70,844 | 100.0% |
| Preliminaries | £12,384 | 17.5% |
| Demolitions | £2,970 | 4.2% |
| Floor structure and lining | £3,263 | 4.6% |
| Steel and structural supports | £2,465 | 3.5% |
| External wall structure and lining | £10,455 | 14.8% |
| Internal wall structure and lining | £3,855 | 5.4% |
| Roof structure and coverings | £5,907 | 8.3% |
| Ceiling structure and lining | £1,221 | 1.7% |
| External windows and doors | £3,070 | 4.3% |
| Internal doors and frames | £1,496 | 2.1% |
| Drainage and pipework | £1,575 | 2.2% |
| Heating and cooling | £1,428 | 2.0% |
| Wiring and fuseboards | £1,868 | 2.6% |
| Stairs, balustrades and lifts | £2,885 | 4.1% |
| Plumbed appliances | £2,742 | 3.9% |
| Wired appliances | £2,057 | 2.9% |
| Ceiling preparation and finishes | £426 | 0.6% |
| Wall preparation and finishes | £3,720 | 5.3% |
| Floor preparation and finishes | £3,452 | 4.9% |
| Decoration | £3,177 | 4.5% |
| Fixtures and fittings | £425 | 0.6% |
Cost Breakdown By Area – London
Here’s a breakdown of the associated costs by area for a standard-spec dormer loft conversion – when using a mid-benchmark contractor in London:
| Total | £70,844 | 100.0% |
| Bedroom | £8,378 | 11.8% |
| Eaves storage | £1,492 | 2.1% |
| En-suite | £11,646 | 16.4% |
| Dormer loft extension | £45,189 | 63.8% |
| Landing incl. stairs | £4,139 | 5.8% |
Summary Of Loft Conversion Costs
So, how much does a loft conversion cost in the UK? Based on the three different conversions covered in this article (standard, dormer, and Mansard), you can expect a loft conversion to cost on average (when using a mid-benchmark contractor):
- Standard loft conversion – £52,304, or £1,760 per sq metre.
- Mansard loft conversion – £68,065, or £2,292 per sq metre.
- Dormer loft conversion – £60,577, or £2,019 per sq metre.
Please remember that these costs do not include VAT, and there may be other additional costs, such as obtaining planning permission, conducting structural surveys, making unexpected repairs, and completing custom finishes.
Frequently Asked Questions About Loft Conversions
Here are some FAQs about loft conversions.
Do I need to move out during the loft conversion?
You rarely need to move out during most loft conversions. However, there will be noise, dust, and workers coming in and out, which can be particularly inconvenient if you work from home. For a roof lift loft conversion, which involves raising the existing roof to create additional headroom, many contractors recommend staying elsewhere until the property is weatherproofed.
How much headroom is required for a loft conversion?
Building Regulations require a minimum headroom of 2.2 metres (7 feet 2 inches) for a loft conversion, taken from the floor to the highest point of the ceiling. If your loft has less headroom, you may still be able to proceed by adjusting the roofline or lowering the ceiling of the floor below.
Can I convert a loft into a terraced or semi-detached house?
Yes, but you’ll need to consider specific factors, such as shared walls with neighbours (party walls), which may require a party wall agreement. Additionally, planning permission might be needed if your conversion alters the roofline or if your property is in a conservation area.
What fire safety regulations apply for loft conversions?
In the UK, loft conversions must comply with strict fire regulations. This includes installing fire-resistant (30-minute rated) doors on all access points to the loft, creating a protected escape route with enclosed, fire-resistant walls and doors, and fitting mains-powered, interlinked smoke alarms on each floor. Emergency escape windows or alternative exits are also required.