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myLoft Conversion Cost
A loft conversion, also called an attic conversion, makes use of the space beneath your roof and can increase your home's resale value. It can give you an extra bedroom, home office or playroom without extending into the garden. The converted space can also improve your home's energy efficiency and allow for better use of natural light and ventilation.
At a Glance
- The average cost of a loft conversion is £40,000.
- It will take about 4 to 10 weeks to complete.
- The cheapest attic conversion is usually a Velux, at around £20,000.
- Labour makes up around half of the total cost of the project.
- Average property value increases up to 24% after a loft conversion.
- A full breakdown of loft conversion costs for different sizes and types of lofts.
- How to find and hire local loft conversion builders using MyJobQuote.
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Planning a loft conversion project is a big undertaking, but our guide takes you through the key steps and costs of the job. We outline the different types of loft conversion and which one might be right for your home, how much each type can cost, and the main things to keep in mind when hiring contractors or starting the work yourself.
£40,000
Table of Contents
- How Much Does a Loft Conversion Cost?
- Loft Conversion Cost per m²
- Cost of a Loft Conversion by Region of the UK
- Loft Conversion Cost Breakdown
- Loft Conversion Costs by Type
- Additional Loft Conversion Costs
- Labour Cost of a Loft Conversion
- Factors That Impact Loft Conversion Costs
- Loft Conversion vs Extension Cost
- How to Reduce the Cost of a Loft Conversion
- Checklist: Hiring a Loft Conversion Builder in the UK
- FAQs
How Much Does a Loft Conversion Cost?
In 2026, average loft conversion costs in the UK are around £40,000.
The cost of a loft conversion depends on its type and size. Sizes below are representative examples. Actual floor areas and costs vary by property.
| Conversion Type | Typical Size | Estimated Project Cost |
|---|---|---|
| Velux | 20m² | £14,000–£22,000 |
| Dormer | 30m² | £34,500–£51,000 |
| Side Dormer | 30m² | £34,500–£51,000 |
| Hip-to-Gable | 30m² | £42,000–£60,000 |
| Mansard | 30m² | £45,000–£75,000 |
| L-Shaped Dormer | 30m² | £50,000–£60,000 |
| Modular | 30m² | £54,000–£75,000 |
| Shell (structural shell only) | 30m² | £21,000–£40,500 |
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A 50m² loft conversion is a large project, more suited to spacious detached homes or substantial roof alterations. Its total cost will depend on the conversion type and specification.
Why's a Velux loft conversion so much cheaper than the others?
Velux conversions usually cost less because they keep the existing roof shape and involve less structural work. A loft extension that enlarges or reshapes the roof generally needs more materials and labour, increasing the cost.
Top tip: There are many ways to balance design choices with budget.
Setting a clear plan early and comparing quotes from local loft conversion contractors will help you understand how your cost per m² changes depending on layout, materials, and finish level.
For an estimate based on your plans, try our loft conversion cost calculator. If you're adding rooflights without changing the roof shape, use our Velux loft conversion cost calculator.
Loft Conversion Cost per m²
The cost per square metre depends on the type of loft conversion and how much structural work is needed. The figures below give a guide to the rates for each type.
| Type of Conversion | Typical Cost per m² |
|---|---|
| Velux | £700–£1,100 |
| Dormer | £1,150–£1,700 |
| Side Dormer | £1,150–£1,700 |
| Hip-to-Gable | £1,400–£2,000 |
| Mansard | £1,500–£2,500 |
| L-Shaped Dormer | £1,650–£2,000 |
| Modular | £1,800–£2,500 |
| Shell (structural shell only) | £700–£1,350 |
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Shell conversion prices cover the structural shell only. You'll need to budget separately for completing the interior.
Larger conversions often have a slightly lower cost per square metre because of fixed costs. These are typically the same no matter the size of your project, so when they're spread over a larger area, the overall cost per square metre lessens.
Fixed loft conversion costs include:
- Scaffolding
- Structural access
- Design and architect fees
- Project management costs
Small Loft Conversion Cost
A basic Velux conversion is usually the cheapest loft conversion option, provided your loft already has enough headroom. Keeping the existing roof shape, choosing a simple layout and using standard finishes helps keep costs down.
For a 20m² Velux conversion, allow around £14,000 to £22,000, based on £700 to £1,100 per m². Your final quote will depend on the structural work and finish required.
What are you planning to use your loft conversion for?
Bedroom/Guest room
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Home office or study
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Bathroom
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Additional living space
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Cost of a Loft Conversion by Region of the UK
Where you live affects the cost of labour and materials. Loft conversions generally cost more in London and the surrounding areas than in other parts of the UK.
These regional figures are broad estimates, rather than extra charges to add to the conversion-type prices above. Your quote will also depend on the conversion type, size and finish.
| Region | Typical Cost per m² |
|---|---|
| London and surrounding areas | £1,800–£2,700 |
| Midlands | £1,450–£2,100 |
| South West | £1,550–£2,200 |
| North of England | £1,250–£1,900 |
| Wales | £1,400–£1,900 |
| Scotland | £1,300–£1,900 |
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Prices also vary within each region. Loft conversions in cities such as Birmingham and Glasgow may cost more than similar projects in surrounding towns or rural areas.
How Much Does a Loft Conversion Cost in London?
A 30m² dormer loft conversion in London costs around £40,500 to £57,500. A smaller Velux conversion generally costs less, while larger projects involving substantial roof alterations cost more.
Loft Conversion Cost Breakdown
The example below shows how costs could be spread across a 30m² loft conversion with a total budget of £37,000. The amount spent on each part will vary with the design and work involved.
| Job | Example Cost |
|---|---|
| Project management | £8,800 |
| Roof coverings | £6,400 |
| Roof structure | £4,400 |
| Joinery | £3,800 |
| Steelwork | £3,200 |
| Scaffolding | £3,000 |
| Plastering | £2,400 |
| Staircase | £2,000 |
| Decoration | £1,200 |
| Internal preparation | £1,000 |
| Electrics | £800 |
| Total | £37,000 |
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This example includes decoration, but your builder's quote may exclude it. Check exactly what is covered before comparing prices.
What's typically included in a quote from a loft conversion specialist?
- Structural Work — This includes everything from initial calculations to building the actual attic structure.
- Labour Costs — All labour costs are generally included under the total cost umbrella, including general construction, carpentry, roofing, plastering, etc.
- Basic Electrics — This includes standard fittings like light fittings, sockets/switches, and smoke alarms.
- Basic Internal Finishings — Walls will be plastered and woodwork primed.
The following are usually included in a quote, but it's worth double-checking as they're high-value components, meaning they can turn into unexpected hidden costs if you're not completely clued up from the start:
- Scaffolding hire.
- Skip hire/waste removal.
- Building Control sign-off.
OK, so what's not included in a typical quote?
These include internal painting and decorating, laying flooring, and building fitted fixtures (such as fitted wardrobes). You also need to be on the lookout for unexpected costs that arise as a result of the work, such as finding asbestos in your existing roof/walls, or if you require structural repairs to make the site sound.
Loft Conversion Costs by Type
Let's take a closer look at the different types of loft conversions in the UK to help you choose the best fit for your property.
Velux Loft Conversion Cost
A Velux conversion (or rooflight conversion) is the simplest and most cost-effective option. The work is carried out within the existing roofline, with no external alterations other than adding rooflight windows, such as those from Velux. The floor is reinforced, and the space is insulated and finished to create a habitable room.
They are best for lofts with high existing headroom.
Key Features of a Velux Loft Conversion
- Speed — Fastest and most affordable conversion.
- Ease — Minimal structural work required.
- Planning Permission — Permitted development friendly (planning rarely needed).
- Light — Maximises natural light, creating a bright space and potentially reducing energy bills.
Dormer Loft Conversion Cost
Dormer conversions are a common choice in the UK as they offer an excellent balance of space and cost. This involves building a box-shaped structure that projects vertically from the pitched roof, creating a flat ceiling and straight walls that significantly increase usable floor space and headroom.
Key Features of a Dormer Loft Conversion
- Versatile — Adds versatile space (e.g., for bathrooms).
- More Space — Maximises usable floor space with full headroom.
- Flexible — Single, double, or L-shaped dormers are all options, ideal for various kinds of homes.
Rear Dormer Loft Conversion Cost
A rear dormer extends the back slope of your roof, creating more headroom and space for furniture. It can make a sloping loft more practical as a bedroom, office or bathroom.
The average cost of a rear dormer loft conversion is around £45,000. The size of the dormer and the level of interior finish will affect your quote.
Key Features of a Rear Dormer Loft Conversion
- More Headroom — Creates a taller, more usable space at the back of the loft.
- Layout — Can provide room for a bedroom, office or bathroom.
- Design — Enlarges the rear roof slope while retaining the front roof slope.
Side Dormer Loft Conversion Cost
A side dormer loft conversion extends the sloping roof at the side of your home. It creates more headroom in that part of the loft and can suit detached, semi-detached and end-of-terrace properties with a suitable roof.
The amount of structural work and the size of the dormer will affect the cost.
Key Features of a Side Dormer Loft Conversion
- Position — Extends the side roof slope rather than the rear.
- Headroom — Makes space beneath the sloping roof more usable.
- Suitability — Depends on your roof shape and the available space.
Pitched Dormer Loft Conversion Cost
A pitched dormer has its own sloping roof, giving it a more traditional appearance than a flat-roof dormer. It can be positioned at the front, side or rear of a property, depending on the design and planning requirements.
The average cost of a pitched dormer loft conversion is around £40,000. More complex roof construction and matching tiles or finishes can increase the cost.
Key Features of a Pitched Dormer Loft Conversion
- Appearance — A sloping dormer roof can complement the existing house.
- Position — Describes the roof shape, rather than where the dormer is built.
- Construction — The pitched roof can involve more work than a flat-roof design.
L-Shaped Dormer Loft Conversion Cost
An L-shaped dormer combines two dormers, usually over the main roof and an existing rear extension. It can create space for an extra bedroom and bathroom, making it a useful option for homes with a suitable rear roof layout.
The final cost of an L-shaped dormer loft conversion depends on its size, layout and the structural work needed.
Key Features of an L-Shaped Dormer Loft Conversion
- Property Type — Suits homes with a main roof and a suitable rear extension.
- More Space — Two connected dormers create additional usable space and headroom.
- Layout — Can accommodate an extra bedroom and bathroom.
Hip-to-Gable Loft Conversion Cost
Hip-to-gable loft conversions (gable-end or gable-wall conversions) significantly alter the shape of the roof. The sloping "hip-end" is replaced with a vertical gable wall, which creates a lot of extra space, but it only works in a semi-detached or detached property with a sloping roof.
Key Features of a Hip-to-Gable Loft Conversion
- Property Type — For semi-detached and detached homes to create large, open-plan spaces.
- Creates a Large Space — Transforms a cramped hip roof into a large, open room.
- High Potential — Can be combined with a rear dormer for even more space.
- Stylish — The symmetrical roofline created by this type of loft improves the property's appearance.
Mansard Loft Conversion Cost
Mansard loft conversions involve changing the whole shape of the roof, which is essentially modified to be almost completely flat. The walls will also be almost vertical (70-degree angle) and, in most cases, dormer windows can be added.
Key Features of a Mansard Loft Conversion
- Highly Valuable — Adds the maximum possible space to your home.
- Adds the Most Space — This style can create a full new storey, adding real extra living space to your home.
- Energy Efficient — Optimal position to install solar panels.
- Natural Light — This style pairs well with French doors rather than roof windows to maximise natural light and airflow in the space.
Shell Loft Conversion Cost
If you want to manage the budget and finish the project yourself, a 'shell' conversion is a great option. A contractor completes all major structural work, leaving you with a watertight shell. This allows you to hire your own tradespeople to complete the insulation, plastering, and decorating.
Key Features of a Shell Loft Conversion
- Budget Friendly — Saves significant money on labour costs.
- Highly Flexible — Full control over the internal finish and budget.
- DIY — Ideal for skilled DIYers, saving on labour, and spreading the total cost over time.
- Slower Pace — You can finish the job in your own time and avoid having months of disruption at once.
Modular Loft Conversion Cost
A modular loft conversion involves building the main structure in a factory off-site. The prefabricated module is then transported to your home and craned into place, significantly reducing on-site construction time and disruption. This method offers speed and predictable quality control.
Key Features of a Modular Loft Conversion
- Quick — Minimal on-site disruption (often 1 to 2 weeks).
- Less Chance of Problems — Predictable build quality from factory setting.
- Cost-Effective — Can be cheaper, as there is less need to hire various labourers and purchase different materials.
- Flexible — Manufacturers offer different configurations to suit your property and your goals to maximise usable space.
Piggyback Loft Conversion Cost
A piggyback conversion creates extra headroom by removing the existing roof, raising the supporting walls and building a new roof above them. It can be an option when the original loft is too low to convert.
The average cost of a piggyback loft conversion is around £70,000. Rebuilding the roof makes this a more substantial project than converting within the existing roof space.
A roof-lift loft conversion can involve raising part of the roof or rebuilding it to create more headroom. A piggyback conversion involves the more extensive option of rebuilding the roof on raised supporting walls.
Key Features of a Piggyback Loft Conversion
- Headroom — Creates extra height where the existing loft is too low.
- Structural Work — Involves removing and rebuilding the roof on raised walls.
- Disruption — Requires extensive work to the roof and upper part of the house.
Additional Loft Conversion Costs
Your quote may not cover every part of the project. Check whether these costs are included before adding them to your budget, as some may already be covered by your builder.
- Painting and Decorating — The average cost of painting a 12m² room is around £400, but you can save on labour by decorating yourself.
- Installing Flooring — Laying carpet costs around £36 per m² supplied and fitted, while fitting luxury vinyl tile (LVT) typically costs £35 to £90 per m², including materials and installation.
- Adding Bespoke Joinery — Fitted wardrobes can make use of awkward spaces beneath sloping ceilings. Bespoke options typically cost £4,000 to £6,000, depending on their size, materials, and internal fittings.
- Structural Engineer — A structural engineer assesses how your roof and floor will support the new living space and calculates any beams or supports needed. Fees for loft conversions typically range from £600 to £1,800.
- Planning Permission — If your conversion needs planning permission, the application fee in England is £548. Preparing drawings and any submission service charges cost extra. Planning permission fees vary across the UK.
- Building Regulations — Allow around £850 to £1,350 for building control checks and approval. The fee depends on the scope of the work and your chosen building control provider.
- Party Wall Surveyor — If you need a party wall award, allow around £800 to £1,000 for an agreed surveyor. More complex cases can cost £1,500 or more per surveyor.
- Asbestos Removal — If asbestos is found during the work, it could add to your budget. Removing asbestos from a roof costs around £2,750, depending on the amount and type of material involved.
Labour Cost of a Loft Conversion
A loft conversion involves a mix of skilled trades, from builders and roofers to electricians, plasterers, and decorators.
You can expect 2 to 3 tradespeople on site for most of the build, coordinated by a main contractor or project manager.
Timescales vary depending on access, weather conditions, and how efficiently each trade can be scheduled. As a guide, labour costs (including management) typically account for around 50% to 60% of your total budget.
Average Labour Cost by Conversion Type
| Type of Conversion | Average Labour Cost |
|---|---|
| Velux Loft Conversion | £9,000–£14,000 |
| Dormer Loft Conversion | £20,000–£40,000 |
| Hip-to-Gable Loft Conversion | £20,000–£35,000 |
| Mansard Loft Conversion | £25,000–£45,000 |
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How Long Does a Loft Conversion Take?
A loft conversion usually takes around 4 to 10 weeks to build, depending on the type of conversion:
- Velux Loft Conversion — 4 to 6 weeks.
- Dormer Loft Conversion — 6 to 8 weeks.
- Hip-to-Gable Loft Conversion — 6 to 8 weeks.
- Mansard Loft Conversion — 8 to 10 weeks.
How long should we realistically budget for a dormer loft conversion from start to finish?
"A loft conversion dormer would normally take between 4-8 weeks and that is added time with any problems in between, we have completed many loft conversions with customers living in the properties where we work around them to make sure minimal disruption to our customers' day to day lives."
Factors That Impact Loft Conversion Costs
The total cost of a loft conversion depends on more than just the type of conversion.
Purpose of the Room
How you plan to use the new space is one of the biggest drivers of the internal fit-out cost. A simple, single-use room will always be cheaper than a multi-functional or specialist space:
- Office or Playroom — Baseline cost.
- Bedroom — Add £2,000 to £5,000.
- Adding an En-Suite Bathroom — Add £5,000 to £12,000.
- Gym — Add £1,500 to £3,000 (structure only).
- Self-Contained Flat — Add £15,000 to £25,000.
How Much to Convert a Loft to a Bedroom?
Using a £40,000 loft conversion as an example, allow around £42,000 to £45,000 in total to create a bedroom. This includes £2,000 to £5,000 for decorating, flooring, basic furniture, and finishing touches. Adding an en-suite would cost extra.
Size and Structural Choices
A larger conversion requires more materials and labour, increasing the overall cost. A small single room will be significantly cheaper than a large conversion spanning the full width of your house.
If you decide to split your new loft space into multiple rooms (e.g. a bedroom and a separate office), you will need to add internal stud walls. It will cost around £850 to build and plaster a new stud wall.
New-Build Properties
A new-build loft conversion may need extra structural work, particularly if the roof has W-shaped timber trusses. These supports can make the space harder to convert and increase the cost.
Before setting your budget, ask a loft conversion specialist to check the roof structure, available headroom and space for a staircase. The cost will depend on the alterations needed and the type of conversion you choose. Check with your warranty provider before making structural changes.
Windows and Roof Finish
Velux-style rooflights are the most budget-friendly option, costing around £800 to £1,100 per window supplied and fitted. Dormer windows are more expensive because they require a structure. You can expect to pay £4,000 to £6,000 per dormer window.
When building a dormer or changing the roofline, the new tiles need to match your existing roof. If you have premium tiles, such as slate or handmade clay, the cost will be higher than for standard concrete tiles.
Electrics and Plumbing
Electricians charge £50 to £120 per hour, but the total price depends on the complexity. A simple room with one light and two sockets will be far cheaper than a bedroom with multiple downlights, wall lights, a TV point, and numerous sockets.
Outside of a bathroom, you may need to move existing plumbing for a water tank or add new radiators. The more complex this work is, the higher the final plumbing bill will be.
Loft Staircase
A fixed staircase is normally an essential part of a legal conversion, making it a key part of your budget.
- Standard "Off-the-Shelf" Staircase — A simple, straight-flight or 'winder' staircase (to save space) typically costs £1,500 to £2,500, including installation.
- Bespoke or Custom Staircase — If you require a custom-made staircase (e.g., with special materials, glass balustrades, or a complex design to fit an awkward space), the cost can rise to £5,000 to £10,000+.
What types of professionals can design a loft conversion for me?
"Get yourself a good loft architect and a decent structural engineer. These two professionals should definitely be able to help you design a loft conversion."
Loft Conversion vs Extension Cost
Still deciding whether a loft conversion is the right way to add extra space?
Let's compare typical costs per m² with other options:
| Project Type | Typical Cost per m² | Rough Total Cost Example |
|---|---|---|
| Dormer loft conversion (30m²) | £1,150–£1,700 | £34,500–£51,000 |
| Single-storey house extension (30m²) | £1,800–£3,000 | £54,000–£90,000 |
| Double-storey house extension (40m²) | £1,500–£2,200 | £60,000–£90,000 |
| Basement or cellar conversion (30m²) | £1,500–£3,000+ | £45,000–£90,000+ |
| Garage conversion (20m²) | £600–£1,300 | £12,000–£26,000 |
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How long after getting planning permission can we leave it until we start our loft conversion?
"Most of loft conversions can be carried out without planning permission, but you will still need to satisfy Building regulations. If you do need planning permission, you usually must start building within 3 years of obtaining it, otherwise you will need to re-apply."
How to Reduce the Cost of a Loft Conversion
A loft conversion is a significant investment, but there are several smart ways to manage the budget without compromising on quality. Here are our top tips for keeping your costs down:
- Manage the Project Yourself — Instead of paying a lead contractor's project management fee, you can coordinate tradespeople and deliveries yourself if you have the time and experience. This alone can save you between £1,500 and £10,000, depending on the scale of the job.
- Opt for a 'Shell' Conversion — Get a contractor to complete the main structural work (floor, walls, windows, stairs) and then manage the internal fit-out yourself. This allows you to hire individual trades or DIY the rest, spreading the cost and saving on labour.
- Take on DIY Tasks — You can save a significant amount by handling non-structural work yourself. Even just taking on the final painting and decorating can save you up to £2,000 on painter's fees.
- Choose Standard Fittings and Finishes — High-end bathroom suites, bespoke fitted wardrobes, and premium flooring can add thousands to your bill. Opting for good quality, standard "off-the-shelf" products from trade suppliers is a simple way to keep costs under control.
Checklist: Hiring a Loft Conversion Builder in the UK
When you are hiring a contractor for a loft conversion, you will need to have faith in them. It is a big project and an important decision.
- Are they qualified? Look for builders with proven experience in the type of loft conversion you're planning. Membership of the Federation of Master Builders (FMB) or registration with TrustMark helps ensure professional standards.
- Are they insured? A contractor should hold public liability insurance (at least £2 million). This protects you in case of property damage or injury during the project.
- Is waste removal included? Confirm that waste removal and disposal are included in the total cost.
- Do they have positive reviews? Check their MyJobQuote profile to read feedback from previous clients. Reviews can give you insight into their reliability, communication, and quality of work.
- Can you check their past work? Ask to see photos or visit completed loft conversions if possible.
- Will they handle building control? Most contractors will do this, but make sure it is clearly agreed, as it is your responsibility.
- Do they offer a written quote? Ask for an itemised breakdown showing what is included, so you can compare quotes on the same basis.
- What are the payment terms? Agree on payment terms before work starts. Avoid large upfront payments. A typical setup is a 10% to 20% deposit, with the balance paid upon completion or at agreed stages.
- Do they offer a guarantee? Ask what the guarantee covers, how long it lasts and whether they'll return to fix problems with their work.
Aim to get at least 3 quotes from loft conversion specialists near you. This will give you a clear idea of local pricing and help you find a trustworthy professional for your project.
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FAQs
Do I Need an Architect for a Loft Conversion?
An architect can draw up plans for your loft conversion, giving your builder a clear design to follow and helping them prepare an accurate quote. Planning drawings cost around £4,500 on average, depending on their level of detail.
Can I Build a Loft Conversion Myself?
You can save money on a loft conversion by completing some of the work yourself, such as painting and decorating. However, it's best to leave structural work to qualified professionals to make sure everything is safe and meets building regulations. A 30m² shell loft conversion has an estimated cost of £21,000 to £40,500. This covers the main structural work, but you'll still need to budget for insulation, electrics, plumbing, and interior finishes.
Do I Need Insurance if I Convert the Loft Myself?
Yes. You need to tell your home insurer before work starts, as major structural alterations aren't typically covered, and you can risk invalidating your coverage.
Will a Loft Conversion Increase My House Value?
According to Nationwide, a loft conversion can add up to 24% to the value of a 3-bed, 1-bath home, if the conversion adds a further large double bedroom and bathroom to the property.
Will a Loft Conversion Affect My Council Tax?
Adding a loft conversion won't have an immediate impact on your council tax band as the band is usually not re-assessed until the property is sold or there's a general revaluation. However, in England and Wales, a loft that's converted into a self-contained flat can be re-banded before the property is sold.
Can I Get a Grant for the Insulation in My Loft Conversion?
There are grants available for loft insulation to help partially or fully fund developments. Eligibility depends on your circumstances and the scheme you're applying for, with most schemes available to homes with EPC ratings of D or below.
Can I Have a Loft Conversion in My Bungalow?
Yes. Bungalows offer the potential to create a large second floor, often doubling the property's total living area. A typical bungalow loft conversion costs £45,000.
Is a Loft Conversion Cheaper Than an Extension?
A loft conversion can cost less than a house extension, depending on the work involved. For example, a dormer conversion is estimated at £1,150 to £1,700 per m², compared with £1,800 to £3,000 per m² for a single-storey rear extension. Compare quotes with similar specifications to understand the difference for your home.
How Does a Loft Conversion Compare with a Garage or Basement Conversion?
Garage conversions tend to be cheaper per m² because you are adapting an existing ground-floor shell. Basement and cellar conversions are more expensive due to their excavation costs.
