What Does an Attic Conversion Actually Cost in Dublin?

Every contractor website says "starting from €19,000." Every online estimator gives you a tidy number. And then reality hits. Here's what an attic conversion actually costs in Dublin in 2025/26 - from someone who's been through it, written the cheques, and dealt with the surprises.

The headline numbers

Let's start with the ballpark figures. These are based on real quotes, real invoices, and data from onlinetradesmen.ie and boards.ie where real homeowners share what they actually paid.

Price per square metre typically lands between €1,000 and €1,600/m², depending on spec.

What's typically included in a quote

A "standard" attic conversion quote from a reputable Dublin contractor should include the following. If any of these are missing, ask why.

• Structural steelwork - RSJ beams to support the new floor and any roof modifications
• Staircase - fixed, building-regulation compliant (not a loft ladder)
• Velux windows - usually 2 large rear windows + 2 smaller ones if ensuite
• Insulation - spray foam or rigid board (Kingspan/Xtratherm) between and under rafters (see our spray foam vs Kingspan insulation guide)
• Electrical first fix and second fix - sockets, switches, light fittings, smoke alarm
• Plumbing - if ensuite is included (waste, water supply, shower tray)
• Plastering and painting - typically to "builders finish" (one coat)
• Fire doors - required by building regulations on all bedroom doors
• Smoke and heat alarms - interconnected, as required by regs

What's usually NOT included (the hidden extras)

This is where the gap between "the quote" and "what you actually spend" gets real. Based on our own experience and what we hear from other Dublin homeowners, budget for these on top of your main quote.

The real cost gap

We won't publish exact invoices, but here's the honest picture based on real experience:

The gap between "starting from €19,000" and what you actually write cheques for is typically €5,000 to €10,000. Not because builders are dishonest - but because "builders finish" genuinely doesn't include everything you need to actually use the space.

Ensuite: the biggest cost decision

Adding an ensuite is the single biggest cost variable. It's also the decision most people agonise over. Here's the reality:

• A simple ensuite with gravity-fed waste adds €4,000-€7,000 to your conversion
• If you need a macerator pump (waste stack too far from the bathroom), add another €1,000-€2,000
• Proximity to the existing waste stack is everything - if the bathroom can sit near or above the existing stack, it's much cheaper
• In a new build, the waste pipe routing is often more straightforward than in older houses

How to compare quotes

Getting three quotes is standard advice. Making sure they're actually comparable is the hard part. Our guide to choosing a contractor covers vetting in depth, but here's what to check on the quote itself:

A note on online estimates

You'll find figures online ranging from €12,000 to €55,000+. The low end is almost always outdated, or refers to the most basic conversion possible in a rural area. The high end includes dormers, full bathrooms, and premium finishes.

The realistic middle ground for a Dublin home in 2025/26 is:

These numbers account for the hidden extras. If a quote seems significantly below these ranges, make sure you understand exactly what's included - and what you'll need to pay for on top.

Is it worth it?

An attic conversion in Dublin typically adds €40,000-€60,000 to your property value - well above the cost in most cases. Beyond the numbers, it adds a usable room (or two) without extending your footprint, without planning permission headaches, and often within 6-8 weeks.

The key is going in with realistic expectations about cost. The "starting from" prices online are technically true - but by the time you have a finished, usable space you're proud of, you'll have spent more. That's not a bad thing - it's just the reality.