What’s the real cost of a Barn Conversion?
Barn conversions have a huge appeal, and for good reason. They’re a great way to create a unique and character filled home. But as beautiful as the finished project can look, converting a barn is a major project and can quickly become very expensive if you don’t properly plan.
Unlike a standard home renovation, barn conversions often require structural changes and specialist materials to make the space liveable. And your budget can further depend on factors like:
The condition of the barn (some need full structural work, others just a fit-out).
Planning permissions and regulations (which can affect both cost and timeline).
Structural changes needed (e.g., adding insulation, new roof, or new foundations).
The level of finish you want (basic, mid-range, or high-end).
But if you properly plan and budget sensibly, you can convert your barn into a home that’s both stunning and financially viable.
To help cover some of the most asked questions from our clients, we’ve broken down the real costs of a barn conversion. Whilst also looking at ways you can keep your budget in check and get the right mortgage for your project. And if you’d rather talk through your options with one of our experts, you can visit our Barn Conversion Mortgage page or book a free call with our team.
Breaking down the full cost of a barn conversion
Before you get started, it’s important to understand the different costs involved with a barn conversion. Every project is unique, but here’s some of the likely things you’ll need to budget for.
1. Buying the barn
If you don’t already own a barn then your first step will be to find the right property. Everyone has different requirements for this, but try to consider things like:
Buying in a highly sought after area, like countryside locations that are close to big cities, will be more expensive.
If a barn already has existing utilities like water and electricity then you’ll save on the installation costs for these.
If it already has Class Q planning permission, it will likely cost more but save you months of waiting and extra fees.
If planning permission isn’t in place, expect extra costs (and stress) for surveys, legal fees, and applications.
If the barn is in poor condition, you might get it cheaper upfront, but you’ll have to pay a lot more to renovate it.
If you’d have to improve access to make the barn reachable by car then you may need extra permissions for that.
2. Planning and permission fees
Most people know they’ll need planning permission, but don’t realise that there’s multiple fees attached to the process. The cost of a standard planning application in the UK ranges from about £200 to £500. But if your barn is in a conversation area or is subject to any extra restrictions then it can require a specialise report which will cost you more.
You might also need to apply for change of use consent, which is necessary when you’re converting an agricultural building into a residential home. This’ll involve extra planning consultant costs which can vary depending on how complex your application is.
3. Surveys and structural reports
Most lenders will require various structural surveys to asses your building’s condition before you start the conversion. Typically barn conversions will require more detailed reports than a standard home, like:
Structural surveys to check the integrity of the barn.
Bat and wildlife surveys if your barn is home to any protected species.
Flood risk assessments to understand if the barn is in a high risk area.
Drainage surveys to assess the water management.
These surveys are important for making sure that your barn is suitable for conversion, but you’ll need to check the cost of them in your chosen location and include them in your budget from the start.
4. Structural work and foundations
Most barns weren’t built to be homes, so they’d need significant structural reinforcement to make the liveable. This can include:
Strengthening the barns foundations, walls, and roof to meet the modern building standards.
If the existing structure is weak you’ll need to instal steel or timber reinforcements.
Making the barn energy efficient by adding insulation.
Repairing or fully replacing the roof so that the barn structure is watertight.
New guttering and drainage systems, and other potential damp-proofind measures.
This is often one of the biggest expenses in a barn conversion, and the cost will vary depending on the level of work required.
5. Utilities and services
Most barns won’t have essential services like water, gas, electricity and draining connected. And even if utilities are available nearby, you’ll still need to pay for the connections. Getting these can be a major cost that will add to your overall project costs. The biggest expenses for this will likely include:
Electricity: You’ll need to either run new wiring or instal a new supply if one doesn’t already exist.
Water & drainage: If there’s no mains water supply, you might also need to install a borehole or septic tank.
Heating systems: Installing eco-friendly heating like heat pumps can be needed to meet building regulations. You can check your local councils regulations to understand this, but we suggest budgeting between £10,000 and £20,000 if it will apply to you.
If your barn is in a remote or rural area, then it could be necessary to instal off-grid solutions. This could be something like a septic tank or solar panels, and they can add even more to your budget. Make sure you check what infrastructure is already in place before you commit to a barn conversion.
6. Internal works and finishing
Finally, once you’ve secured the actual structure, you’ll also need to budget for the more aesthetical elements of your conversion. This can include:
Flooring: Most of our clients find that stone, wood, or polished concrete work well.
Windows & doors: Note that you’ll often need special glazing for a barn conversion,
Kitchen & bathrooms: These are likely to be bespoke fittings, which can add up.
Plastering & decorating: The final touches of your conversion. If you’re able to do any of this step yourself then you’ll be saving yourself a potentially big chunk of money.
Ways to save money on your barn conversion
In case you haven’t worked it out by now, barn conversions can be expensive. But there’s still lots of ways you can cut the costs without compromising on quality. We recommend to:
Retain as much of the original structure as possible. The more you can keep intact, the less you’ll spend on rebuilding.
Use reclaimed materials. Salvaged wood and bricks can help maintain the barn’s character and also reduce your costs.
Do some of the work yourself. If you have skills in painting, tiling, or even project management, then taking on part of the work yourself can save you money.
Get multiple quotes. You should always compare costs from different suppliers and contractors to get the best deals.
Look for VAT relief. Some barn conversions qualify for reduced VAT rates on building work.
Government grants and incentives for barn conversions
You could also save yourself money by looking to use a government-backed grant that could finance part of your conversion. If your barn conversion focuses on eco-friendly or energy efficient features, then you could quality for:
The Green Homes Grant (England): This helps to cover the cost of insulation and energy-efficient upgrades.
VAT Relief: Some barn conversions qualify for reduced or zero VAT on labour and materials.
Local authority grants: Different councils offer a number of different funding options for conversions that preserve historic buildings or promote rural development.
We recommend exploring these early on so you can understand if you can factor in this cost saving to your budget or not.
Where not to cut costs on your barn conversion
It’s always great to save money, but there are areas where cutting corners can lead to bigger (and more expensive) problems down the line. Here’s where we recommend you don’t try to reduce your costs:
If your barn needs reinforcement, don’t try to skimp on materials or expertise that will jeopardise the structural integrity.
Poor insulation will lead to high energy bills and potential damp issues.
Cheap glazing on your doors and windows will lead to both heat loss and security risks.
It’s essential that you get all planning and legal fees properly approved, else this can result in even more costly problems.
Ready to understand the cost of your barn conversion?
A barn conversion is an incredible way to get your dream home, but you need to understand all the costs involved with that. Remember to keep in mind:
The total cost will depend on things like the starting condition of the barn, your location, and the level of finish you want.
Make sure you budget for hidden costs like utilities, planning fees, and structural reinforcements.
Be strategic about where you save and invest. Often with barn conversions, cutting costs on anything structural will lead to more expensive problems further down the line.
You’ll need a specialist mortgage to finance your barn conversion, so work with an expert to simplify your process.
If you’re thinking about converting a barn, we can help you navigate the mortgage process and find the best financing solution for your project. Visit our Barn Conversion Mortgage page or book a free consultation with our expert team today.