what would be a ballpark figure for a loft conversion?

[slacklucy]

Average 3 bed semi, dormer to the back, velux to the front - how much should i expect.. roughly?? I've invited a couple of builders to quote & I'd prefer not to faint when they hit me with it!

On a Victorian EoT, London, for new staircase, 2 x velux to front, full width dormer to back, 1 large bedroom, separate bathroom off landing, forming a gable end from a hipped roof - cost £30k + and can easily be up to £50k. Guess it depends on size, area and fittings. Huge job though.

I think mine was 15k. No dormers or bathrooms, 5 Veluxes, 1 big and 1 small room, new staircase. And they did a lovely job. Yorkshire.

I think you are looking at £30min, remember that builders tend to quote without VAT so £30k quote becomes £36k to pay. A loft conversion needs to have current ceilings reinforced - that means taking out existing and replacing and adding steel where necessary. Then add in cost of stairs and the cost of replacing roof (which is what you are basically doing). Plastering, electrics, heating and then bathroom costs (if ensuite).

Do your neighbours have conversions? Is your loft suitable for conversion, it has to be over 7ft height space at least, as the floor is raised and insulation added to rafters which reduces height.

We're in the NW, 3 bed semi. Looked at this and have had builders to quote.

OPtion 1 - a standard conversion (no dormers, one velux window, stairs in between 2 bedrooms (so losing part of one bedroom) - £20k plus VAT. Would get smallish bedroom.

Option 2 - stairs over stairs (so no loss to bedroom) which means dormer to side, dormer at back. Would get decent double bedroom. £30-32k plus VAT.

OPtion 3 - stairs over stairs so dormer at side, large dormer at back to accommodate double bedroom and ensuite. £40-£45k plus VAt depending on spec.

Hope that helps.

thanks all, we'd allowed about 30k so I hope we should be able to get somewhere near what we want.