Table of Contents
- How much does a loft conversion cost in Dulwich?
- Add-ons to budget for
- What’s included in those prices (and what isn’t)
- What drives loft conversion cost up — or down
- Planning permission & building regulations in Dulwich
- Timeline: how long does a loft conversion take?
- ROI: how much value can a loft conversion add in Dulwich?
- How to choose the right loft conversion company in Dulwich
- Budget-smart tips (without cutting corners)
- Example Buildaway packages (guide pricing)
- FAQs (Dulwich)
- Why Dulwich homeowners choose Buildaway
Dulwich (SE21, SE22, SE24) is one of South London’s most desirable residential areas, known for its leafy streets, excellent schools, and cultural attractions. From the historic Dulwich Village and Dulwich College to green spaces like Dulwich Park and Belair Park, the area offers a unique balance of tranquillity and city access. With direct rail links from North Dulwich, West Dulwich, and East Dulwich stations into central London, it’s popular with families and professionals alike. Housing stock here includes Victorian terraces, Edwardian villas, Georgian townhouses, and 1930s semis — many of which are perfectly suited for loft conversions to create stylish, functional new living spaces.
Running out of room in Dulwich? A loft conversion can unlock valuable roof space for a bedroom, en-suite, or office, while also boosting property value significantly. This Dulwich-specific guide covers 2025 price ranges, what’s included, planning and building regulations, timelines, ROI potential, and expert advice for choosing the right builder.
How much does a loft conversion cost in Dulwich?
Pricing below reflects South London / Dulwich market rates for 2025 (labour + materials), including insulation, structural works, and compliant finishes.
| Conversion Type | Typical Total Range (2025) | Best For | What You Typically Get |
|---|---|---|---|
| Velux / Rooflight | £25,000 – £35,000+ | Quick, economical extra room | Steels, joists, insulation, 1–2 rooflights, plaster/paint, electrics, heating tie-in |
| Rear Dormer (most popular) | £35,000 – £55,000+ | Full-height bedroom + en-suite potential | Everything in Velux plus dormer structure, cladding, staircase, more daylight and floorspace |
| Hip-to-Gable (with or without dormer) | £50,000 – £65,000+ | 1930s semis & end-terraces in Dulwich | Extend hip to gable, steels, bigger usable space; often combined with dormer |
| Mansard | £60,000 – £80,000+ | Victorian/Georgian terraces | Roof rebuild, mansard walls/windows, high insulation, bespoke staircase, maximum headroom |
Add-ons to budget for:
- En-suite fit-out: £4,000 – £8,000+
- Juliet balcony / large glazing: £2,000 – £6,000+
- Bespoke staircase/joinery: £1,500 – £4,000+
What’s included in those prices (and what isn’t)
Included:
- Survey, structural calcs, Building Control liaison
- Steels, joists, new floor deck
- Roof alterations (Velux, dormer, hip-to-gable, mansard)
- Thermal/acoustic insulation (Part L)
- Fire safety (alarms, FD30 doors, escape windows)
- Electrical & heating connections
- Plaster finish and basic joinery
- Standard staircase to Part K compliance
- Building Control inspections and final certificate
Exclusions:
- Bathroom sanitaryware & tiling
- High-end bespoke finishes (stone, crittall, custom wardrobes)
- Planning application & Party Wall surveyor fees
- Full re-roof beyond loft scope
- Decorating beyond mist-coat/basic paint
What drives loft conversion cost up — or down
Cost drivers (increase costs):
- Mansard conversions in Victorian/Georgian terraces
- Complex steelwork in older Dulwich houses
- Bespoke staircases in heritage properties
- Bathrooms/en-suites with high-spec tiling
- Juliet balconies or large feature glazing
- Conservation area restrictions in Dulwich Village and Herne Hill borders
- Limited site access on narrow residential roads
Ways to control costs:
- Stay within Permitted Development limits
- Align new plumbing with existing stacks
- Choose standard staircase layouts
- Focus spend on insulation/airtightness and visible finishes
Planning permission & building regulations in Dulwich
- Permitted Development (PD): Many Velux and rear dormers qualify.
- Planning permission: Needed for mansards, front dormers, or properties in Dulwich Village conservation area.
- Party Wall Act 1996: Applies to most terraces/semis; budget £1,000–£2,000+ per neighbour.
Building Regulations:
- Part A – structure
- Part B – fire safety
- Part K – staircase compliance
- Part L – insulation
- Part P – electrical certification
- Ventilation for bathrooms/en-suites
Timeline: how long does a loft conversion take?
- Pre-construction design/approvals: 3–8 weeks
- Velux build: 4–6 weeks
- Rear Dormer: 6–8 weeks
- Hip-to-Gable / Mansard: 8–12+ weeks
- Snagging & completion: 1–2 weeks
ROI: how much value can a loft conversion add in Dulwich?
A loft conversion in Dulwich typically increases property value by 10–20%. With strong buyer demand for family homes near Dulwich College and in East Dulwich school catchments, an additional bedroom and en-suite is a major selling point.
How to choose the right loft conversion company in Dulwich
- End-to-end design & build capability
- Transparent pricing with clear PC sums
- Full compliance with Building Control regs
- Fire safety and Part P electrical certification
- Buildaway’s 18-month workmanship warranty
- Local experience across SE21, SE22, and SE24
Budget-smart tips (without cutting corners)
- Plan headroom early for period homes
- Design staircase first to optimise layout
- Stack bathrooms above existing plumbing
- Spend on insulation and airtightness
- Upgrade visible finishes like lighting, glazing, brassware
Example Buildaway packages (guide pricing)
- Velux Room-in-Roof — £27,500–£34,500
Includes steels, rooflights, insulation, staircase, electrics, plaster finish. - Rear Dormer + En-suite Ready — £42,000–£56,000
Includes dormer, staircase, insulation upgrades, electrics/heating, plaster finish. En-suite fit-out +£4,000–£8,000. - Hip-to-Gable with Rear Dormer — £54,000–£68,000
Includes hip-to-gable build, steels, dormer, staircase, full compliance, plaster finish.
(All guide prices include labour, materials, waste removal, and Building Control. Final quotes vary by survey, access, and specification.)
FAQs (Dulwich)
Do I need planning permission?
Not usually for Velux/rear dormers under PD; yes for mansards, front dormers, or conservation-sensitive homes.
Can I add an en-suite?
Yes — typically £4,000–£8,000+.
Will my roof need strengthening?
Yes, most Dulwich homes require new steels/joists.
Can we live at home during the build?
Yes, with some disruption; properties remain weatherproof and secure.
How do you handle fire safety?
Linked alarms, FD30 fire doors, escape windows, and protected staircases.
What warranty do you provide?
Buildaway offers an 18-month workmanship warranty.
Why Dulwich homeowners choose Buildaway
Local expertise across Dulwich Village, East Dulwich, and West Dulwich.
Compliance-first delivery with Party Wall and Building Control.
Transparent, line-item pricing with no hidden extras.
Skilled in-house trades delivering end-to-end projects.
18-month workmanship warranty and responsive aftercare.
High-quality materials and finishes for a lasting investment.