How much does a new roof cost in the UK?
A new roof costs £8,000 on average in the UK. Most jobs fall between £4,000 and £16,000 for the roof. Property size: Terrace £4,000 to £7,000; Semi-detached £6,000 to £10,000; Detached £9,000 to £16,000. Prices reviewed June 2026.
A new roof is priced by the size of the roof and the covering you choose, plus scaffolding. Concrete tile is the standard, with natural slate at the top end.
New roof cost calculator
Use the calculator to price your new roof in 2026. Adjust the options and area for a UK cost range. Nothing is sent anywhere.
To price the whole job, use the roof replacement cost calculator or scaffolding cost calculator.
New roof cost breakdown
Typical new roof costs, by option:
| Property size | Typical UK cost |
|---|---|
| Terrace / small | £4,000 to £7,000 |
| Semi-detached | £6,000 to £10,000 |
| Detached / large | £9,000 to £16,000 |
| + New fascias, soffits and guttering | add £1,000 to £2,500 |
What's included in the price?
Typical new roof prices include:
- Stripping the old covering and disposal
- New felt, battens and tiles or slate
- Ridge, flashing and edge work
- Scaffolding
What changes the price?
The things that move new roof prices most:
Roof area and pitch, and the property size
Covering: concrete tile, clay tile or natural slate
Whether the timbers or felt also need replacing
Number of chimneys, valleys and any flat sections
Does where you live change the cost?
In London, a new roof typically costs around £9,600, about 20% above the UK average of £8,000. In the North, Scotland and Wales the guide figure is nearer £7,800.
| Region | From | Typical | Up to |
|---|---|---|---|
| Midlands / East (UK average) | £4,000 | £8,000 | £16,000 |
| London | £4,800 | £9,600 | £19,000 |
| South East / South West | £4,200 | £8,400 | £17,000 |
| North / Scotland / Wales | £3,900 | £7,800 | £15,500 |
Guide prices for the roof, scaled with the same regional multipliers as the calculator. Not quotes.
New roof cost in major UK cities
| City | From | Typical | Up to |
|---|---|---|---|
| Belfast | £3,800 | £7,600 | £15,000 |
| Birmingham | £4,000 | £8,000 | £16,000 |
| Bristol | £4,200 | £8,400 | £17,000 |
| Cardiff | £3,900 | £7,800 | £15,500 |
| Edinburgh | £3,900 | £7,800 | £15,500 |
| Glasgow | £3,900 | £7,800 | £15,500 |
| Leeds | £3,900 | £7,800 | £15,500 |
| Liverpool | £3,900 | £7,800 | £15,500 |
| London | £4,800 | £9,600 | £19,000 |
| Manchester | £3,900 | £7,800 | £15,500 |
| Newcastle | £3,900 | £7,800 | £15,500 |
| Sheffield | £3,900 | £7,800 | £15,500 |
City guide estimates, scaled by local labour costs. Indicative averages for new roof, not quotes.
Scaffolding and labour both cost more in the South East.
Compare this with a real quote
The figures above are guide prices. Two or three quotes for your new roof tell you what it costs where you live.
Common questions
How much does it cost to re-roof a house?
Re-roofing a typical semi with concrete tiles usually costs £6,000 to £10,000 including scaffolding. A small terrace can be £4,000 to £7,000, and a large detached or natural slate roof runs £12,000 and up.
How long does a roof last?
Concrete and clay tiles last around 50 to 60 years and natural slate longer. The felt and battens underneath usually need replacing sooner, which is often why a roof is redone.
Can I just repair my roof instead?
If the problem is a few slipped tiles or a small leak, a repair is far cheaper. A full re-roof makes sense once the felt has failed or tiles are widely cracked and you are paying for repairs often.
How much does it cost to reroof a 3 bed semi?
A typical semi-detached re-roof is £6,000 to £10,000, including stripping the old covering, new membrane and battens, and re-tiling with scaffold access. Replacing fascias, soffits and guttering at the same time adds £1,000 to £2,500 but saves paying for scaffolding twice.
What time of year is cheapest to replace a roof?
Roofers are usually quietest in late winter and early spring, and some will price keener then, but the difference is modest and bad weather can stretch the job. The bigger saving is planning ahead: a roof replaced on your schedule always costs less than one replaced in an emergency after a storm, when everyone is calling the same firms.
Can I replace my own roof?
It is not illegal, but a full re-roof is a poor DIY job. Stripping and relaying tiles, felt and battens at height is dangerous without scaffolding and proper edge protection, and getting the flashings and laps right is skilled work. A leaking or slipped roof is expensive to put right. On a £4,000 to £16,000 job most people pay a roofer and only tackle minor repairs themselves.
Does a new roof add value to your house?
It protects value more than it adds it. A sound roof reassures buyers and surveyors and removes a reason to knock money off, but you rarely get the full £4,000 to £16,000 back as a separate uplift. It is best seen as essential maintenance that keeps the house saleable and dry, not an improvement that returns its own cost on top.
Do I need building regulations approval for a new roof?
For a full strip and re-cover, yes. A roof is a thermal element, and regulation 23 of the Building Regulations 2010 requires it to be brought up to current standards where the work is a major renovation or covers more than 50 per cent of the element's surface area, so far as that is technically, functionally and economically feasible. Almost every roofing site quotes 25 per cent instead. That figure is in the regulations, but it measures something different: regulation 35 defines a major renovation as work to more than 25 per cent of the whole building envelope, meaning the walls, floor, roof, windows and doors together, so it is not a threshold for the roof on its own. The distinction rarely helps you in practice, because a full re-roof clears either threshold, so notify building control or use a roofer registered under a competent person scheme who can self-certify, and keep the completion certificate for when you sell. Planning permission is a separate question: a like-for-like re-roof normally needs none unless the property is listed, in a conservation area, or you change the roof line.
Official guidance and sources
The rules and schemes referenced on this page come from these official UK sources. The price figures are Costwise's own; see how we price.
- Building Regulations 2010, regulation 23 legislation.gov.uk · Requires a thermal element to be upgraded where the work is a major renovation or covers more than 50 per cent of its surface area.
- Building Regulations 2010, regulation 35 (interpretation of Part 6) legislation.gov.uk · Defines a major renovation as renovating more than 25 per cent of the whole building envelope, meaning the walls, floor, roof, windows, doors, roof windows and rooflights together.
- Building Regulations 2010, regulation 2 legislation.gov.uk · Defines renovating a thermal element, and excludes a new layer provided solely as a repair to a flat roof.
- Roofs: insulation and thermal elements Planning Portal · The official summary. Note it says significant changes without naming a percentage.
Cite this data
These figures are free to use in articles, reports and research under a CC BY 4.0 licence. All we ask is a credit to Costwise, and online a link. Where your style allows, please make "Costwise" the linked word so readers can check the figure for their own region.
Costwise (2026): A new roof typically costs £8,000 in the UK, ranging from £4,000 to £16,000. Reviewed June 2026. costwiseuk.co.ukSource: Costwise (costwiseuk.co.uk)Costwise (2026). New roof cost. Costwise UK cost data, version 2026-09-28. https://costwiseuk.co.uk/new-roof-cost/2026-09-28 (156 jobs)Dataset DOI: 10.5281/zenodo.21159943 · also on Kaggle, Hugging Face and Figshare. Method: how we price. Downloadable CSV.
These are independent guide prices based on typical UK jobs in 2026. Your actual cost depends on your property, spec, access and where you live. Always get at least three written quotes before committing.