2026 estimate

New Roof Cost in London

It costs an estimated £11,100–£16,600 to strip and re-tile a 3-bed semi-detached house, about 80 m² of roof, in London, 11% above the UK overall. Median full-time weekly pay in London is £903/week, 18% above the UK median.

Measure your roof areaMeasure your pitch
3-bed semi estimate£11,100–£16,600
vs UK overall+11%
Median full-time weekly pay£903/week
Cost rank of 121st

New roof cost in London by house type

HouseStrip and re-tilePer m² of roof
2-bed terrace (~60 m² roof)£8,300–£13,800£138–£231
3-bed semi-detached (~80 m² roof)£11,100–£16,600£138–£207
4-bed detached (~120 m² roof)£16,600–£22,100£138–£184

Scaffolding, chimney repairs, new fascias and soffits, and VAT treatment vary by job and are often quoted separately.

Tile and slate prices (materials only, UK)

MaterialTypical price
Concrete interlocking tiles£22 per m² (about 10 tiles)
Fibre-cement slates£23 per m²
Clay plain tiles£60 per m² (about 60 tiles)

National material prices from the Federation of Master Builders; labour, battens, membrane and scaffolding are extra.

What drives roofing prices in London

Labour is the largest part of a re-roof, so local pay matters: London ranks 1st of 12 regions and nations on median full-time weekly pay.

For any single house, size and shape matter more: every extra square of roof adds materials and labour, hips and valleys add cutting and waste, and steep pitches need staging and fall protection. Tearing off more than one old layer, replacing rotten decking, and difficult access all add to the quote.

4/12 pitch6/12 pitch8/12 pitch10/12 pitch12/12 pitch

Frequently asked questions

How much does a new roof cost in London?

It costs an estimated £11,100–£16,600 to strip and re-tile a 3-bed semi-detached house, about 80 m² of roof, in London, 11% above the UK overall. Median full-time weekly pay in London is £903/week, 18% above the UK median. Prices are GBP.

How much is a new roof on a terraced or detached house in London?

Estimated strip-and-re-tile costs in London: 2-bed terrace (~60 m² roof): £8,300–£13,800; 3-bed semi-detached (~80 m² roof): £11,100–£16,600; 4-bed detached (~120 m² roof): £16,600–£22,100. Scaffolding, chimney work and new fascias are usually extra.

Why do roofing prices in London differ from other regions and nations?

Labour is roughly 60% of a re-roof, so local pay drives most of the difference. London ranks 1st of 12 regions and nations for median full-time weekly pay (£903/week). Roof size, pitch, tear-off, access and material choice still matter more than location for any single job.

Does roof pitch change the cost?

Yes, in two ways. A steeper roof has more surface area for the same footprint (a 6/12 roof is 11.8% larger than its footprint, a 12/12 roof 41.4% larger), and roofs steeper than about 7/12 need staging and fall protection, which most contractors price as a steep-slope surcharge.

How these estimates work

Estimates start from published United Kingdom installed-price ranges, which describe the UK overall. Labour is about 60% of a re-roof, so each region's range is multiplied by 0.4 + 0.6 × (local median full-time weekly pay ÷ the United Kingdom figure). Totals are rounded to the nearest 100. Prices are GBP. They are estimates for budgeting, not quotes: tear-off layers, decking repairs, access, permits and roof complexity can move a real quote well outside the range.