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Last year I had a full-width dormer loft conversion with a shower room, on a small Victorian mid-terrace house, so thought it might be useful to lay out my costs. I live on the south coast (Brighton).

- Architect plans - £1,500

- Private building control - £720

- Loft conversion itself - £42,000.

This included all building work, scaffolding and skips, a certain amount of electrical work (eg a fixed number of sockets, switches and downlights), carpentry (eg. architraves, doors, skirting boards), all plastering, a new staircase, spindles and newel post to match the original (which didn't involve losing any space from first floor bedroom), all smoke alarms and fitting, all plumbing work (eg, all pipework, fitting toilet, shower, basin, heated towel rail in the shower room, and a radiator in main room), plus two Velux windows and a PVC window for the dormer.

On top of that there were a ton of extra costs, some essential, others mostly by choice:

- I wanted 4 x Velux windows, not 2, plus all in a larger size, so paid an extra £440.

- I didn't want a PVC dormer window, so paid for a larger, bespoke slim-frame black aluminium window - extra £595

Admittedly, I did go for fairly high-end bathroom fittings in matt black; standard chrome bathroom fittings would be cheaper:

- Shower, with valve and riser kit - £295

- Wall mounted resin basin - £160

- Wall mounted basin taps - £135

- Sink bottle trap - £45

- Back to the wall toilet (hidden cistern) - £70

- Wall mounted flush for toilet - £20

- Heated towel rail - £60

- Valves for towel rail - £17

- Column radiator for main room - £135

- Heritage-style valves for above radiator - £33

- Tiles (basic square tiles for 2m x 1m shower room, plus marble-style hexagonal tiles for floor) - £495

- Cost of tiler (tanking for wet room-style floor, plus all tiling) - £750 (3.5 x days)

- Shower tray for wet room style floor - £159

- Flush-to-floor shower waste - £40

- Bespoke glass shower screen (had to be cut to fit due to sloping ceiling) - £800 including hinges and fitting

- Extra carpentry work so full-width niche/shelf could be cut into shower wall - £40

- Extra electrical work to install two wall mounted bathroom lights either side of mirror - £70

Bespoke joinery in main room - built-in shelves, cupboards and desk - £2,400

- Bespoke hatch door, plus boarding and insulating of eaves space for storage purposes - £200

- Painting and decorating of main room and bathroom (walls, ceilings, woodwork, doors, new joinery) plus entire redecoration of hallway/landings - from front door all the way up to new second floor, plus sanding back and painting existing and new bannister/spindles from ground floor to top: - £2,700.

- Cost of plug sockets, light switches, downlights and dimmer switches (because I didn't want the basic white plastic ones that come as standard) - £165

- Extra electrical work (additional sockets and switches in desk area, fitting large hanging pendant over new stairs, two extra wall lights and two extra hanging pendants) - £210

Flooring (Karndean-style wood effect planks) - £685 (price includes fitting and materials)

- Blinds for 4 x Velux and large dormer window - £340

- TV aerial point fitting - £60

Unforseen issues:

- Fixing a problem with existing soil pipe/drain - £200

- Replacing rotten roof beams in existing front part of roof - £1,000

GRAND TOTAL: £56,539

That doesn't include the furniture I also had to buy. Obviously you could do it a lot cheaper than this if you do all your own decorating, don't have any bespoke joinery, don't have loads of extra sockets, and have a cheaper bathroom etc!

But thought it might help to lay out all the extra costs as they certainly add up quickly!

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BOSS Stairs

MJ. A basic, mdf staircase, measuring 2600mm floor to floor, 900mm wide with softwood balustrading to one side will typically cost between £800-1000 + vat. More complex designs, such as L shapes or stairs with winders, or stairs made from hardwood such as Oak, will cost around double that. And that’s supply only, you will still need the services of a competent carpenter/joiner to fit them. Alternatively, you could engage a specialist staircase company that will provide a complete service including; a professional site survey, advice on designs, CAD drawings and full installation. Here at Boss, we specialise in high end, bespoke hardwood staircases with prices start from around £5,000 supplied, installed and finished.

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LoftCraft London

I contributed on this article and wanted to address some of the points raised in the comments.

The base price given by me included a new traditional timber staircase, after all it's really not a proper loft conversion without a staircase as it will not meet building regulations.

This is typically installed over the top of the existing staircase, which works on pretty much every property built between 1850 and 1950. For those where it's necessary to move a wall to install the staircase, look to pay around £1500-2000 extra for this work.zx

Whilst externals of a Loft Conversion are no doubt a valuable design consideration, as illustrated in the comments above, this is often lowest on the list of client's priorities and for most people the biggest consideration is cost.

However for those looking to make the externals look of their new loft conversion look extra special, we have lots of options including zinc cladding.


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