Prices from 41 real completed jobs, adjusted for your postcode. See local prices in seconds, then price your exact project in under two minutes.
Includes VAT, drawings, structural engineer, building regulations and the planning fee.
Our base data is from the West Midlands. Put your postcode in above and every figure here re-prices for your area.
All prices include 20% VAT, professional fees and statutory planning fees. Kitchen extension includes a mid-range kitchen, bifolds and a roof lantern.
Price my exact projectMost online calculators multiply a national price per square metre. Quoteio builds your price from the trades up, the way a builder prices a job.
Read the full methodEvery rate starts with completed Living Design & Build jobs in the West Midlands: foundations, brickwork, roofs, electrics and plumbing broken down line by line, not a national average per square metre.
A cost index for every UK postcode area moves labour and materials to local rates, with district detail where prices change street to street. Planning fees follow your nation’s official schedule.
We show how far the price can move and why. Where we hold our own job data the range is tight; where we rely on the index it widens a little, and we tell you which applies.
A 20m² single storey rear extension at standard spec, priced in every UK region. Tap a region for its full cost guide.
The thin line marks the UK average. Index 0.90 to 1.38 against our West Midlands base of 1.00.
A 20m² single storey rear extension at standard spec costs £54,000 to £62,000 in the West Midlands, including VAT and professional fees. The same extension costs £49,500 to £59,500 in the North East, £59,500 to £71,000 in the South East and £71,000 to £88,500 in inner London. Enter your postcode for your own area.
A two-bedroom dormer loft conversion with an en-suite costs £48,500 to £56,500 in the West Midlands and £63,500 to £81,000 in inner London, including VAT, drawings, structural calculations, building regulations and a party wall surveyor. Velux conversions cost less because the roof shape doesn't change.
Labour rates, overheads, access and demand vary across the UK. Our base prices come from 41 completed West Midlands jobs. We adjust them with a cost index for all 121 UK postcode areas, with district-level detail in the West Midlands and in known higher-cost pockets elsewhere. Supply-heavy items like kitchens and glazing move less than labour.
In postcodes where we hold our own job data, the range runs about 6% below to 8% above the calculated price. Elsewhere it is about 8% below to 10% above, and a little wider in London. You get a range rather than one number because ground conditions, access and your final spec always move the price.
Yes. Extensions, loft and garage conversions and renovations of an existing home are charged VAT at 20%, and every Quoteio total includes it. Building a brand new dwelling is zero-rated for VAT, so our new build estimates show no VAT.
Often not. In England many single storey rear extensions up to 3m deep (4m for a detached house) and many loft conversions fall under permitted development, though you still need building regulations approval. Conservation areas, flats and Article 4 areas lose some of these rights, so check with your council. Our estimates include the planning fee for extensions and a lawful development certificate for lofts. A single garage conversion typically costs £20,000 to £23,000 in the West Midlands.
Yes, for homeowners. There is no sign-up and no charge. Quoteio is paid for by builders who join our directory.
Size, rooms, windows, spec and postcode. You get a full breakdown, a PDF and, if you want them, local builders.