What is a barn conversion?
A barn conversion turns an agricultural or rural building into a home while keeping its character: the brick or stone walls, roof timbers and large openings. It involves structural repair, insulation, new services and often a new floor slab.
Converting a barn into a dwelling needs planning permission or, in England, prior approval under agricultural permitted development rights where they apply. The VAT rate on the building work is usually reduced to 5% because a new home is being created.
What we handle
- Structural survey and feasibility
- Planning or prior approval application
- Ecology and bat survey coordination
- Structural repairs and new floor slab
- Insulation that respects the existing fabric
- New roof covering where needed
- Services, drainage and septic or treatment plant
- Building control completion
Options to consider
Brick or stone barn
Traditional barns with character features.
Steel-framed agricultural building
More modern buildings that can be reclad.
Full-height glazed openings
Old cart doors become large windows.
Off-mains drainage
A treatment plant where there is no public sewer.
How much does a barn conversion cost?
A barn conversion typically costs £1,800–£3,000 per m² of floor area across the UK, including VAT at usually 5% (reduced rate for creating a new dwelling). A typical 150 m² project comes to roughly £270,000–£450,000. Build time is usually 6 to 12 months on site depending on condition. Design, structural calculations and council fees are extra.
| Region | Guide range (per m² of floor area) |
|---|---|
| London | £2,350–£3,900 |
| South East | £2,000–£3,350 |
| East of England | £1,900–£3,200 |
| South West | £1,850–£3,050 |
| West Midlands | £1,750–£2,900 |
| East Midlands | £1,700–£2,850 |
| North West | £1,700–£2,800 |
| Yorkshire and the Humber | £1,650–£2,800 |
| North East | £1,600–£2,700 |
| Wales | £1,650–£2,750 |
| Scotland | £1,750–£2,900 |
| Northern Ireland | £1,550–£2,600 |
What changes the price:
- Condition of the existing structure
- Planning conditions and ecology
- Services and drainage
- Insulation approach
- Glazing and finishes
- Access to the site
Use the guide price tool for a figure based on your measurements, or see all guide prices.
Do I need planning permission?
England
In England converting an agricultural building into a home needs either full planning permission or prior approval under Class Q of the permitted development rules, which limits floor space and the number of homes. Listed barns also need listed building consent.
Wales
In Wales converting a barn into a home needs full planning permission; there is no equivalent of the English Class Q route.
Scotland
In Scotland converting a barn into a home usually needs planning permission (limited permitted development rights exist for some agricultural buildings), and a building warrant is needed.
Northern Ireland
In Northern Ireland a barn conversion needs planning permission; planning policy supports reusing suitable rural buildings.
Even when planning permission is not needed, building regulations approval (a building warrant in Scotland) usually is. We make the applications and book the inspections.
How long does it take?
Typically 6 to 12 months on site depending on condition. Surveys, design and approvals usually take 4 to 9 months beforehand.
How it works
- 01
Free visit
We look at the property, discuss what you want and measure up.
- 02
Design and fixed quote
Drawings, calculations and an itemised price for the agreed specification.
- 03
Approvals
Planning or permitted development, building regulations and neighbour matters.
- 04
Build and sign-off
Built to a written programme, with a completion certificate at the end.
Barn conversions: questions and answers
Do I need planning permission for a barn conversion?
Yes. A barn conversion needs planning permission or, in England only, prior approval under the agricultural permitted development rules where the building qualifies. Listed barns also need listed building consent.
Is VAT reduced on a barn conversion?
Usually yes. Converting a non-residential building into a dwelling normally qualifies for the reduced 5% VAT rate on building work. Our guide prices assume this rate.
Do I need a bat survey?
Very often. Barns are common bat roosts, and planning authorities usually ask for an ecology survey.
How long does a barn conversion take?
Typically 6 to 12 months on site, depending on the building’s condition.
Can I get a mortgage for a barn conversion?
Specialist self-build and conversion mortgages release money in stages. We can provide the staged costings lenders ask for.
What about drainage without mains sewer?
A sewage treatment plant can be installed, subject to the environmental regulator’s rules where you live.