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.
How much does a barn conversion cost in Oban?
In Oban, a barn conversion typically costs £1,750–£2,900 per m² of floor area, including VAT at usually 5% (reduced rate for creating a new dwelling). For a typical 150 m² project that is roughly £262,500–£435,000. Island and remote projects usually cost more than this guide because of shipping, travel and accommodation. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (105 m²) | £184,000–£304,500 |
| Typical project (150 m²) | £262,500–£435,000 |
| Larger project (210 m²) | £367,500–£609,000 |
| Rate per m² | £1,750–£2,900 |
The biggest cost drivers are:
- Planning conditions and ecology
- Glazing and finishes
- Access to the site
- Services and drainage
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a barn conversion in Oban?
Whether you need planning permission depends on your house and its location in 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.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical barn conversion we handle:
- Structural repairs and new floor slab
- Structural survey and feasibility
- Planning or prior approval application
- New roof covering where needed
- Ecology and bat survey coordination
- Services, drainage and septic or treatment plant
How long does it take?
Allow 6 to 12 months on site depending on condition. Design and approvals come first and typically take 4 to 9 months, depending on the approval route.
Building in Oban
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
Projects in Oban are taken on by arrangement. We confirm availability first, and any travel or accommodation costs are shown separately in the quote.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about barn conversions in Oban
What about drainage without mains sewer?
A sewage treatment plant can be installed, subject to the environmental regulator’s rules where you live.
How much does a barn conversion cost in Oban?
In Oban, a barn conversion typically costs £1,750–£2,900 per m² of floor area, including VAT at usually 5% (reduced rate for creating a new dwelling). A typical 150 m² project comes to roughly £262,500–£435,000. Your fixed price depends on the survey and drawings.
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.
How long does a barn conversion take?
Typically 6 to 12 months on site, depending on the building’s condition.
Do I need planning permission for a barn conversion in Oban?
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.
Do you build barn conversions in Oban?
Yes. We build barn conversions across Oban, including postcodes PA34. Every project starts with a free home visit.