How Much Does a New Roof Cost in the UK?
A full roof replacement (re-roof) is a big job that includes stripping the old covering, new felt and battens, and re-tiling. Material and roof size drive the price.
Typical full re-roof of a 3-bed semi in concrete tile. Slate and larger roofs cost more.
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Cost by house size (full re-roof, concrete tile)
Cost by covering material
What affects the price
- •Roof size and pitch — steeper and larger roofs take longer and need more scaffolding.
- •Covering material — natural slate costs far more than concrete tile.
- •Scaffolding, which is essential and can be £700–£1,500+ on its own.
- •New felt, battens, ridge tiles, flashings and any repairs to the timber structure.
- •Access and the amount of old material to strip and dispose of.
Regional price variation
Labour is the biggest regional swing. London and the South East typically run 20–30% above the national average, while the North of England, Scotland and Wales tend to sit 5–15% below it. Material prices are fairly consistent nationwide — it is day rates that move the total. The ranges on this page assume South of England pricing unless stated.
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Frequently asked questions
How much does a new roof cost in the UK?
A full re-roof typically costs £5,000–£12,000 for a 3-bed semi in concrete tile. Small terraces are £4,000–£7,000, large detached houses £9,000–£18,000, and natural slate can push the total to £20,000+.
How much does it cost to replace a flat roof?
A flat roof replacement costs around £80–£150 per square metre in EPDM rubber or GRP fibreglass, so a typical single-storey flat roof of 20–30m² is roughly £1,600–£4,500.
How long does a new roof last?
Concrete and clay tiles last 40–60 years, natural slate 80–100+ years, and modern flat roof systems (EPDM/GRP) around 20–30 years. A re-roof also renews the felt and battens underneath.