Loft Conversions - what’s the going rate?

[Quattr04.]

Looking to have our new build loft converted, dormer but no en-suite, painted finish but no flooring, to include building control sign off, scaffolding etc

What sort of costs are people looking at in the south west? The room would be 5.5m long and 4.6 wide, with new stairs.

[BlindedByTheLights]

£60-80k, someone may be able to get more accurate than me

[Little Lofty]

I don’t do them for customers anymore so couldn’t say for sure, but they seem to range from £40-£60k depending on area. I’m starting one next month and expect to spend £18k ish on materials, drawings, calcs and building regs can add £2.5-3.5k.

[covmutley]

I'd pretty upset if that was more than 45k, assuming no roof alterations

Stairs 5k
Plasterboard, insulation and boarding out 10k
Plastering 5k
Electrics 5k
Radiator 3k
Velux 2k
Labour 15k

[smokey mow]

covmutley said:

I'd pretty upset if that was more than 45k, assuming no roof alterations

Stairs 5k
Plasterboard, insulation and boarding out 10k
Plastering 5k
Electrics 5k
Radiator 3k
Velux 2k
Labour 15k

You’ve missed the cost of the professional fees, structural works, steels and fire doors to the rest of the house.

[InformationSuperHighway]

Agree on the ensuite, try and find space if you can.

[markh1973]

smokey mow said:

covmutley said:

I'd pretty upset if that was more than 45k, assuming no roof alterations

Stairs 5k
Plasterboard, insulation and boarding out 10k
Plastering 5k
Electrics 5k
Radiator 3k
Velux 2k
Labour 15k

You’ve missed the cost of the professional fees, structural works, steels and fire doors to the rest of the house.

And the fact it needs a dormer.

We just paid £80k in Kent - included an en suite, two dormers and replacing the remainder of the original roof.

[muscatdxb]

I paid around £38k for something similar pre Covid. Around £50k feels about right now with all of the inflation.

[Quattr04.]

Thanks all so far, yes the quote was £52k, never done anything like this before so only had what was online to go on.

Not sure about en suites, I don’t like them in general and if we had one here it would mean we had 4 toilets and 2 en-suites in what is currently a 2.5 bed 800sqft house, seems overkill

[miroku1]

£15k for plastering ??!! Are you a plasterer ?? 🤣😂

[Pit Pony]

sfella said:

No help on cost but without en suite think value uplift will be limited and it'll become tiresome, 3am bathroom trip etc

We built ours in 2001. Didn't have the money for that. One day soon though.

[dmsims]

We are in the South West

2018 we paid £17K for a strucural conversion which included £1K for steels, £3K for a cabrio Velux and a lead dressed dormer for the stairs

For the latter we had the oak made to match exisiting and paid £700 for fitting

I did the floor, stud walls and insulation

Plasterboarding and skim (2 weeks) was £2K

Electrics £1200

1st fix plumbing £900

Gross area 850sqft and we had an ensuite

Old and new stairs


Dormer

[Frankychops]

covmutley said:

I'd pretty upset if that was more than 45k, assuming no roof alterations

Stairs 5k
Plasterboard, insulation and boarding out 10k
Plastering 5k
Electrics 5k
Radiator 3k
Velux 2k
Labour 15k

I can’t see stairs being more than £2k, plaster about £2k, insulation and boarding £5k, 2 extra rads £1500

[Boom78]

Neighbour has just had it done to a Victorian townhouse, They also had en suite, came in at £80k fully done.

[anonymous-user]

Frankychops said:

I can’t see stairs being more than £2k, plaster about £2k, insulation and boarding £5k, 2 extra rads £1500

Insulation is the killer, 150mm PIR board and 25mm insulated plasterboard add upp

[princeperch]

It seems like 90k is the benchmark for east London now for the big firms.

I paid 32.5k for an L shaped loft in 2017 which when tiled and carpeted came In at 36k or so with professional fees.

I paid Under 40 for a standard dormer in 2022 finished tiled and carpeted with professional fees but he did me a good deal.

Id say 50k is a good price these days unfortunately.