How Much Does a Loft Conversion Cost?

What is costs?

Prices start from around £128,000 inc VAT. Most Moduloft homes land between £165,000 and £260,000 inc VAT. A typical project – a complete new floor – is around £195,000 inc VAT. The biggest transformations – turning a bungalow into a two- or three-storey home – can reach around £300,000 inc VAT. Fixed price · staged payments · no overruns

Real figures from 20 recent signed Moduloft contracts (2024–2026), including VAT. Your own fixed price is confirmed after a site survey – but this tells you whether we’re the right fit before you pick up the phone.

An on-site estimate can change as the work uncovers surprises. The fixed price we agree before we start is the price you pay – no hidden extras, no creep.

Every Moduloft is priced to the home – whether it’s a detached house, a bungalow becoming a family home, or a mansard in London – so your figure reflects your project, not a one-size template.

Why it costs what it costs

A Moduloft isn’t a room carved out of your existing roof. We add a genuine new floor – designed, engineered and built in our North Yorkshire factory, then craned into place, typically in a day. That’s why the figure is higher than a standard loft conversion: it’s a bigger, more complete product. Your price includes: planning, design & architectural drawings; the full new floor structure and a brand-new roof; insulation, plastering, windows, cladding & guttering; heating and electrics connected; your new staircase; and the crane, transport & scaffolding.

You add only the finishing touches – decoration, flooring and the final bathroom fit – done to your taste by a local trade.

Built new – so it lasts. A traditional loft conversion works with the roof you already have, often decades old. A Moduloft is a brand-new floor and a brand-new roof, engineered to modern standards in the factory and insulated from the inside out – built to last, cheaper to run, and backed by our 10-year guarantee.

Are we more expensive than a traditional loft company?

Honestly – we’re not the cheapest, and we won’t pretend to be. But the comparison people reach for isn’t a fair one:

It’s a different, bigger product. A basic loft conversion reworks existing roof space for ~£40,000 – £70,000. The fair comparison is a full mansard or adding a whole new storey – traditional work that runs from around £60,000 to £175,000+ – and against that, the gap is far smaller.

Our price is fixed – theirs is an estimate. An on-site quote can grow as the job uncovers surprises. Once you account for overruns, the real-world difference narrows.

You’re buying certainty and longevity. Factory-built quality, a completion date we keep, a new floor and roof built to last, a 10-year guarantee.

What moves the number up or down

Size & number of rooms · bathrooms & en-suites · roof shape & dormers · the finishes you choose.

Tell us your budget – we’ll design around it

One of the most useful things you can do is tell us what you’d like to spend before we start. We don’t price a project to soak up your budget – we design one that works within it. Knowing your number up front lets us shape the right scheme for you, not the most expensive one.

If a design comes in over budget, we’d far rather flex it than lose the project. The honest levers: phasing (main floor now, rear element later); a simpler roofline (Velux instead of dormers); standard finishes; structure first (weathertight floor now, fitted out in stages).

Is it worth it?

Moving to buy the same extra space rarely costs nothing: stamp duty, fees, removals and redecorating add up to tens of thousands on a higher-value home – with nothing to show for it. Staying and adding a floor puts that money somewhere you can see it. Nationwide (Oct 2025): a loft conversion can add up to 24% to a home’s value. One real Moduloft project in Cambridgeshire: £150,682 inc VAT invested, £378,000+ added – over 2.5x. See real projects.

Common questions

How can you commit to a fixed price when most give estimates? We’ve spent years earning the right to. Every project is priced through our own specialist pricing matrix, refined across hundreds of builds and backed by our own factory — so we can fix the price up front with confidence.

Is my exact price confirmed here? No – these are honest ranges to plan with. Your fixed price is confirmed after a free, no-obligation survey.

What about planning permission? We handle it for you. It can take a few months, so we’ll have your fixed-price SOW ready to sign the moment approval lands. No pressure while you wait.

Can I spread the cost? Staged payments, starting with a 10% deposit. Deposit refundable if planning is refused, less any drawing and planning fees.

Will the price change once you start? Within the agreed scope, the fixed price holds. Anything genuinely outside scope, we tell you plainly first.

Could your project pay less VAT?

The guide figures above include VAT at the standard 20% — but not every project pays it. Where the work creates a brand-new self-contained home – for example rooftop flats or apartments added to an existing building, or a conversion that changes the number of dwellings – it can qualify for reduced (5%) or even zero (0%) VAT. On a project this size that’s a serious saving, and it’s something many builders miss. The rules are specific and set by HMRC, so we’ll check whether yours qualifies and handle it properly – just ask.