2 Bedroom Loft Conversion Price Guide for the UK 2024

In this article, we will cover the costs of typical 2-bedroom loft conversions. We'll also guide you on how to budget your conversion effectively and what factors could influence the overall cost of your project. After that, we'll explain building regulations, ensuring you know how to comply without unnecessary stress or expense. 

Our goal is to provide you with clear, straightforward advice. By the end of this article, you'll feel equipped to make informed decisions that align with your budget and the structural needs of your property.

The average cost of a 2 bedroom loft conversion in the UK is around £45,000 for a 30 m2 attic. The final cost depends on factors such as the loft's size, the design's complexity, and the quality of materials used. Additional costs may include professional fees, building control charges, and VAT.

The cheapest design is Velux conversion because it doesn’t require major structural changes. Its cost starts from £36,000 for a 30 m2 2-bedroom loft.

On the other hand, a hip to gable loft conversion cost is between £54,000 to £66,000 for the 30 m2 2-bedroom loft. That’s because extensive structural work in hip-to-gable conversions requires more building materials (e.g., bricks, roofing materials, insulation) and more skilled labour. This increase in materials and labour hours significantly drives up the cost.

The completion time for such a project typically ranges from 8 to 12 weeks. This timeframe covers the initial consultation, the design phase, obtaining planning permissions (if required), and the actual construction work. 

Delays can occur due to weather conditions, changes in project scope, or waiting times for specific materials. Be prepared that delays can result in higher costs. Efficient planning and working with experienced contractors can help minimise these delays.

There are several types of loft conversion suitable for a 2-bedroom conversion: Velux, dormer, mansard, and hip-to-gable conversions. Below is a table that outlines the estimated cost per square metre for every type.

Key points to consider for choosing a loft conversion type:

To help you understand the supply costs for a loft conversion, let’s take a look at a specific example — a medium 2-bedroom hip-to-gable conversion with a bathroom. Here is the general overview of costs you can expect for this conversion:

Insulation: For effective thermal performance, using high-quality insulation is essential. It is also helpful for stopping sound from travelling between the two bedrooms in your loft. Costs for insulation materials, such as PIR (polyisocyanurate) boards, can range from £25 to £40 per square metre. For a medium-sized 2-bedroom loft (30 m2), expect to spend approximately £750 to £1,200.

Windows: For a two-bedroom loft conversion, you will need at least one window per bedroom. Installing two high-quality Velux windows for natural light and ventilation can cost around £500 to £2,000 each.

Roofing materials: For the new gable end and roof adjustments, tiles or slates matching the existing roof may cost £2,000 to £3,000, depending on the choice of materials and the roof size.

Staircase materials: A new staircase for loft access, considering timber construction, can cost between £700 to £2,000 from low to high end, depending on design and materials.

Doors: For each bedroom entrance and bathroom, budget £100 to £300 per door, with an average spend of £600 for three of them.

Electrical supplies: Wiring, sockets, lighting, and safety devices for a loft conversion project can range from £800 to £1,500, depending on the extent of electrical work needed.

Plumbing supplies: Piping, radiators, and bathroom fixtures can cost from £2,000 to £4,000. This range covers basic to mid-range quality fittings.

Finishing supplies: Drywall, joint compound, paint, and other finishing materials may cost between £1,000 to £1,500 for a medium loft space.

Total labour cost for the practical phase of a hip-to-gable loft conversion with two bedrooms and one bathroom ranges from £20,000 to £30,000. These rates are estimates and can vary based on location, the professionals' experience, and specific project requirements. 

Here are the professionals usually needed for a loft conversion:

Below is a table outlining the average hourly and weekly rates for key professionals:

When planning a loft conversion, it’s crucial to account for not just the predictable expenses but also those that are often overlooked. Preparing for these can help you manage your budget more effectively and avoid surprises.

Unexpected and overlooked costs to include in your budget:

Some other problems that can come up:

Proactively planning for these potential issues will help keep your loft conversion project on track and within budget. Consulting with professionals at each step, from architects to builders, can provide valuable insights into avoiding common pitfalls. 

Remember, investing in expertise upfront can save money and stress in the long run, turning unexpected challenges into manageable bumps.

According to Abbott Holliday Consulting, if you want to include a bathroom, with water supply, waste plumbing, ventilation, and fit-out, this type of loft conversion could cost between £35,000 and £50,000.

Here’s a detailed scenario of costs for incorporating a bathroom into your loft conversion:

Plumbing and installation: The groundwork for plumbing is one of the first steps involving the installation of water pipes and waste removal systems. For a standard bathroom setup, including a toilet, sink, and shower, plumbing costs can range from £2,000 to £4,000.

Bathroom fixtures and fittings: The choice of fixtures and fittings greatly influences the overall cost. A basic range for a toilet, sink, and shower can start from £500 to £2,000. Prices increase with higher-end models and additional features like heated towel rails or a bathtub.

Tiling and waterproofing: Proper waterproofing and tiling are crucial in a bathroom to prevent leaks and moisture damage. Tiling costs vary based on the tiles' quality and design, ranging from £25 to £50 per square metre, with an average bathroom tiling cost between £500 and £1,000.

Electrical work: Additional electrical work for lighting, an extractor fan, and possibly an electric shower can add £500 to £1,000 to the costs, depending on the specifications and complexity.

Ventilation: Adequate ventilation is essential in a bathroom to prevent mould and dampness. Installing an extractor fan can cost around £150 to £300.

Finishing touches: Accessories and finishing touches such as mirrors, a shower screen, and paint or wallpaper for the non-tiled areas can vary widely in price, typically ranging from £200 to £500.

We recommend obtaining multiple quotes from contractors to ensure competitive pricing. Consult with architects and structural engineers to ensure the design and installation comply with building regulations, particularly for plumbing and electrical work.

Beyond the basic considerations of materials, labour, and design preferences, certain aspects can significantly influence your budget. Let’s explore some often overlooked yet critical factors.

If your existing loft space doesn’t meet current building regulations, preparing it to comply can be a substantial part of your budget. 

For instance, enhancing structural support to meet loading standards or upgrading insulation for thermal efficiency could require significant work. This not only involves material costs but also the expertise of structural engineers and architects, potentially adding thousands to your expenses.

The location of your property can have a considerable impact on the cost. Urban areas, particularly in cities like London, tend to have higher labour rates and material costs than rural settings. 

For instance, while the average hourly rate for a carpenter in the UK might range from £25 to £35, in London, it could be £30 to £45.

The cost of building materials in urban areas can also be higher, by approximately 10–15%, due to higher demand and transportation logistics. A £1,000 expenditure on materials in a rural area could escalate to £1,100 or £1,150 in London.

The limited access and parking restrictions common in city environments can increase scaffolding costs by up to 25%. If scaffolding costs £1,000 in a rural area, expect to pay around £1,250 in London. 

Similarly, delivery charges for materials might increase by £50 to £100 per order due to access difficulties.

The complexity of your conversion plays a major role in determining the cost. For example:

To lower the cost of a loft conversion without sacrificing quality, it is crucial to plan meticulously and make strategic choices. By following these practical guidelines, you can successfully save money while ensuring a high standard of workmanship:

Before starting your loft conversion, we recommend getting multiple quotes from different professionals. With HouseHoldQuotes, you can do it in one click for free. Here are the benefits you get: