Barn for Conversion

Discover the key considerations when buying a barn for conversion in the UK. From research to design and planning, this guide has everything you need.

Barn for conversion

Your Guide to Buying and Converting a Barn in the UK

Barn conversions have become increasingly popular in the UK over recent years. This unique type of property is perfect for those who want to create a bespoke home with character and history.

Buying a barn for conversion can be an excellent investment opportunity, offering a range of benefits. Not only can you tailor the property to your specific needs, but it can also add value to your portfolio.

This guide is designed to help you navigate the process of buying and converting a barn in the UK. We’ll cover everything from researching the purchase and legal requirements to financing, designing, and decorating your new home.

Whether you’re considering a barn conversion as a residential or commercial property, this guide covers you.

So, sit back, relax, and let us guide you through this exciting journey of buying and converting a barn in the UK.

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Barn for conversion

Finding Barns for Sale

Finding the right barn to convert into your dream home is the first step in your journey. Here are some tips to help you find barns for sale in the UK:

1. Estate Agents

Contacting estate agents that specialise in selling rural properties is a good starting point. These agents often have a range of properties on their books, including barns that are suitable for conversion.

Some estate agents may also offer exclusive listings that aren’t available online or through other channels.

2. Property Portals

There are several online property portals where you can search for barns for sale in the UK. These include Rightmove, Zoopla, and OnTheMarket.

Search filters can narrow your options by location, price, and other criteria.

3. Auctions

Attending auctions is another way to find barns for sale.

Auctions can be a good source of properties that need renovation or refurbishment. However, it’s important to research beforehand and clearly understand your budget, as bidding can be competitive.

4. Online Marketplaces

There are also online marketplaces such as Barns Etc and Unique Property Bulletin, which specialise in advertising barns and other unique properties for sale. These websites often have a range of properties available that may not be listed on other platforms.

5. Local Newspapers and Publications

Local newspapers and publications often have property sections where you can find barns for sale in your area. This can be a good way to find properties that may not be listed online or through other channels.

It’s also worth checking community noticeboards or local online forums where sellers may advertise properties for sale.

Combining these methods increases your chances of finding the right barn for your conversion project. Remember to take your time and do your research before making an offer on a property.

Researching the Purchase

Before embarking on a barn conversion project, it’s essential to research and find the right barn. Here are some tips on how to research the purchase of a barn:

Where to find barns for sale

One way to find barns for sale is to work with a reputable estate agent specialising in selling agricultural properties. They can help you identify suitable barns for your project and provide insights into the local market.

Online property portals, such as Rightmove and Zoopla, can also be a good resource for finding barns for sale in your desired location. You can set up alerts to be notified of new properties that match your search criteria.

Factors to consider when selecting a barn

When selecting a barn, there are several factors to consider, including:

  • Location: Consider the proximity to essential amenities such as shops, schools, and healthcare facilities. Also, consider the local transport links and ease of access to major roads and motorways.
  • Size: Consider the size of the barn and whether it can accommodate your desired living or commercial space. Also, consider whether adequate land is available for additional outdoor space or parking.
  • Condition: Consider the barn’s condition and whether any repairs or renovations are necessary. Check for any signs of damage, such as water damage or structural issues that may impact the conversion process.
  • Planning permission: Check whether the barn has any existing planning permission or whether it falls within a designated conservation area.
  • Budget: Consider your budget and whether the barn falls within your price range. Don’t forget to factor in additional costs, such as surveys, planning fees, and construction costs.

How to work with an estate agent

Working with an estate agent can be an excellent way to find your ideal barn. Here are some tips on how to work with an estate agent effectively:

  • Be clear about your requirements: Be clear about your requirements and communicate them effectively to the estate agent. This will help them identify suitable properties and save you time.
  • Ask for recommendations: Ask for recommendations for estate agents specializing in agricultural properties from friends, family, or other professionals in the industry.
  • Be prepared to negotiate: Be prepared to negotiate on price and other factors. However, it’s essential to be realistic and fair in your negotiations.
  • Ask for a property viewing: Arrange to view the property in person to better understand its condition and suitability for your project.

By researching and selecting the right barn, you can set yourself up for a successful barn conversion project.

Legal and Planning Considerations

Before embarking on a barn conversion project, it’s essential to familiarize yourself with the legal and planning requirements in the UK.

Converting a barn into a home or commercial property involves several regulations and permissions, which vary depending on the barn’s location, size, and condition.

Here are some legal and planning considerations to keep in mind when planning a barn conversion:

Overview of Legal and Planning Requirements for Barn Conversion in the UK

Converting a barn into a home is classified as a change of use from agricultural to residential or commercial. The process involves obtaining the necessary permissions and meeting the building regulations set by the local authorities.

Permissions and Regulations

Researching and understanding the permissions and regulations involved in the barn conversion process is crucial.

Most barn conversions require planning permission from the local planning authority. However, some conversions may be exempt from planning permission, such as those that fall under permitted development rights or those classified as agricultural-to-residential conversion.

In addition to planning permission, several other regulations must be met, such as building and environmental regulations.

Building regulations set the standards for the converted property’s structural stability, fire safety, ventilation, drainage, and insulation.

Environmental regulations ensure that the conversion doesn’t cause harm to the environment or wildlife.

Planning Process and Obtaining Necessary Permits

You must apply to the local planning authority to obtain planning permission.

The application should include detailed plans, drawings of the proposed conversion, and any relevant supporting documents.

The planning authority will then review the application and decide based on several factors, such as the impact of the conversion on the environment, the surrounding landscape, and neighbouring properties.

Building Regulations and Requirements

Meeting the building regulations is an important part of the barn conversion process.

Building regulations ensure that the converted property meets the minimum safety, health, and sustainability standards.

The regulations cover several aspects of the conversion, such as structural work, insulation, plumbing, and electrical installations.

Working with a qualified architect or builder with experience converting barns is essential and can help ensure the conversion meets the building regulations.

Environmental Considerations

Converting a barn into a home or commercial property can impact the environment by disturbing wildlife habitats or altering the landscape.

It’s essential to consider the environmental impact of the conversion and take measures to minimize any adverse effects.

Some environmental considerations to keep in mind include using sustainable building materials, minimising waste, and preserving the existing landscape and natural features.

By understanding and meeting the legal and planning requirements for barn conversion in the UK, you can ensure a smooth and successful conversion project that complies with the regulations and creates a safe and sustainable living space.

Financing the Project

Purchasing and converting a barn can be expensive, so carefully considering your financing options is important.

Here are some different ways to finance your barn conversion.


A mortgage is one of the most common ways to finance a barn conversion.

Some lenders offer specialist barn conversion mortgages tailored to this type of project. These mortgages may have different criteria and requirements than traditional ones, so it’s important to research and compare different options.


Several grants are available in the UK for renovating and converting old buildings.

The Heritage Lottery Fund, for example, offers grants for restoring and transforming historic buildings.

Other grants may be available through local councils or heritage organisations.

Be aware that grants may come with certain requirements and restrictions, such as using specific materials or maintaining the character of the building.


Another financing option is to take out a loan.

You can apply for a personal or a secured loan, depending on your circumstances.

Personal loans are usually unsecured, meaning you don’t have to put up collateral, but the interest rates may be higher.

Secured loans require you to put up an asset, such as your home, as collateral, but the interest rates may be lower.

Equity Release

You may be eligible for equity release if you’re over 55 and own your home. This is a way to access the equity in your home without having to sell it.

There are two types of equity release: lifetime mortgages and home reversion plans.

Lifetime mortgages allow you to borrow money against the value of your home.

In contrast, home reversion plans involve selling a percentage of your home to a reversion company in exchange for a lump sum or regular income.

Budgeting and Cost Considerations

Before you start your barn conversion project, it’s important to budget carefully and consider all the costs involved. Make sure you factor in the following expenses:

  • Barn purchase price
  • Survey fees
  • Planning permission fees
  • Building regulations fees
  • Architect fees
  • Builder fees
  • Materials and labour costs
  • Contingency fund for unexpected expenses

It’s a good idea to create a detailed budget and keep track of all your expenses throughout the project. This will help you stay on track and avoid overspending.

Remember, financing a barn conversion can be complex, so seeking professional advice and research is important before making any decisions.

Designing and Planning a Barn Conversion

Once you’ve purchased your barn, the next step is designing and planning the conversion.

Here are some key considerations to ensure a successful and smooth process.

Maintaining the Character of the Building

One of the key aspects of a barn conversion is preserving the unique character of the building. This can be achieved by retaining original features such as beams, exposed brickwork, and high ceilings.

Your design should enhance the building’s natural beauty and rustic charm while providing a comfortable and functional living space.

Maximising Space and Natural Light

Barns often have large open spaces, which can be a great advantage when designing your home’s layout.

Consider dividing the space into separate living areas while maintaining an open-plan feel.

Use natural light to create a bright and airy atmosphere. Installing large windows, skylights, or glass doors can help maximise natural light, making the space more inviting and spacious.

Working with Architects and Builders

It’s important to find experienced architects and builders who understand barn conversions’ unique challenges and opportunities.

Look for professionals with experience in this area, and carefully check their references and credentials.

Communicate your vision and requirements clearly to ensure that everyone involved is on the same page.

Detailed Planning

Planning is essential for a successful barn conversion.

You’ll need to work closely with your architect and builder to develop a detailed plan considering your budget, timeline, and requirements.

This plan should include detailed drawings and specifications for each stage of the conversion process, from structural work to finishes and fixtures.

Listed Building Status

Many barns are listed buildings, which means they are protected by law due to their historical or architectural significance.

If your barn is listed, you’ll need to obtain special permission for any alterations or changes to the building.

This can add complexity and time to the planning process, so factoring this in from the beginning is important.

By following these guidelines, you can ensure that your barn conversion is successful and that your new home is beautiful and functional.

Renovation and Conversion Process

Once the planning permission and necessary permits are obtained, the renovation and conversion process can begin. This process typically involves several stages, including structural work, insulation, electrical and plumbing installation, and finishing.

Stage 1: Structural Work

The first stage of the renovation process is structural work.

This involves assessing the barn’s condition and making necessary repairs or modifications. The roof may need to be replaced or repaired, and the walls may need to be reinforced.

The structural work is crucial for ensuring the building is safe and stable.

Stage 2: Insulation

Insulation is important for regulating the temperature and reducing energy costs.

The type of insulation used will depend on the design and condition of the building. It may involve installing insulation within the roof and walls and under the flooring.

Proper insulation can make the building more comfortable and energy-efficient.

Stage 3: Electrical and Plumbing Installation

Electrical and plumbing installation is the next stage of the renovation process. This involves installing wiring, outlets, switches, and plumbing fixtures.

Working with a qualified electrician and plumber is important to ensure that the installation is done safely and up to code.

Stage 4: Finishing

The final stage of the renovation process is finishing. This includes flooring, painting, and installing fixtures and fittings.

The finishing stage is where the barn truly starts to feel like a home. It’s important to choose materials that are in keeping with the character of the building, and that fit your personal style.

Key Considerations During Each Stage of the Process

  • Hire a qualified contractor: It’s important to work with a contractor with barn conversion experience. They should be able to handle the structural work, insulation, electrical and plumbing installation, and finishing.
  • Stay on a budget: The renovation cost can quickly add up, so it’s important to have a detailed budget and stick to it.
  • Stay on schedule: Renovations can often take longer than anticipated, so it’s important to have a realistic timeline and communicate regularly with the contractor.
  • Regular inspections: Regular inspections can help ensure that the renovation is progressing smoothly and that there are no hidden problems.

Common Pitfalls to Avoid

  • Cutting corners: It can be tempting to cut corners to save time or money, but this can lead to costly repairs down the line.
  • Neglecting to obtain necessary permits: Failing to obtain the necessary permits can result in fines and delays in the renovation process.
  • Choosing the wrong contractor: An inexperienced or unqualified contractor can result in shoddy workmanship and costly mistakes.
  • Underestimating the cost: Renovations can quickly add up, so it’s important to have a realistic budget and plan accordingly.

Timeline for Completion

The timeline for completing a barn conversion can vary depending on the size and complexity of the project.

On average, a barn conversion can take anywhere from 6 months to 2 years.

It’s important to have a realistic timeline and communicate regularly with the contractor to ensure that the project is progressing on schedule.

Decor and Furnishing

Once the structural work and installations are completed, it’s time to decorate and furnish your newly converted barn. Here are some tips to ensure that the unique character of the building is maintained while creating a comfortable and stylish living space.

Embrace the Natural Elements

Barn conversions often feature exposed brick, wood beams, and other natural elements that add character to the space. Rather than hiding these features, embrace them in your decor. You can choose furnishings and accessories that complement the natural elements, such as wooden furniture or earthy tones for soft furnishings.

Add Texture and Warmth

Barn conversions can sometimes feel cold and uninviting due to the large, open spaces and high ceilings. Adding texture and warmth through soft furnishings and accessories can help make the space feel more welcoming. Consider adding throws, rugs, and cushions in warm and cosy materials such as wool or faux fur.

Consider the Lighting

Lighting is an essential aspect of any interior design, and it’s particularly important in a barn conversion. The large, open spaces can sometimes feel dark and shadowy, especially during the winter months. Consider using a mix of different lighting sources, such as floor lamps, table lamps, and pendant lights, to create a warm and inviting atmosphere. Additionally, consider adding dimmer switches to your lights so that you can adjust the lighting to suit your mood.

Use Art and Accessories to Personalise the Space

Adding art and accessories to your converted barn can help personalise the space and make it feel like home. Consider choosing artwork that reflects your personality and style, such as a favourite painting or photograph. You can also add accessories such as vases, candles, and ornaments to create a cohesive and inviting look.

Choose Furniture that Complements the Space

When choosing furniture for your barn conversion, consider the unique features of the space. Large, open spaces can often accommodate larger furniture pieces, such as oversized sofas or dining tables. Additionally, consider choosing furniture that complements the natural elements of the space, such as wooden dining chairs or a leather sofa.

Experiment with Different Design Styles

Barn conversions are a blank canvas, allowing you to experiment with different design styles. Whether you prefer a modern, minimalist look or a cosy, rustic feel, a barn conversion can accommodate a range of different styles. Consider using Pinterest or home decor magazines to find inspiration and create a design plan that suits your tastes and lifestyle.

Don’t Overcrowd the Space

Finally, it’s important not to overcrowd your newly converted barn with too much furniture or accessories. Large, open spaces can be overwhelming, and adding too many furnishings can make the space feel cluttered and disorganised. Instead, choose a few key pieces and accessories that complement the space and make it feel inviting and comfortable.

By following these tips, you can create a beautiful and functional living space that showcases the unique character of your barn conversion.


Buying and converting a barn can be a rewarding experience with careful planning and consideration.

Key takeaways include researching the purchase, legal and planning considerations, financing, design and planning, renovation, and decorating.

By following these steps and working with a reliable team of professionals, you can turn your dream of owning a converted barn into a reality.

A converted barn offers endless opportunities for creativity and personalisation, making it a unique and charming space to call home or use as a commercial property.


What is a barn conversion?

A barn conversion transforms an old agricultural building, such as a barn or stable, into a residential or commercial property.

How much does a barn conversion cost in the UK?

The cost of a barn conversion can vary depending on several factors, such as the size and condition of the barn, the design and materials used, and the location.

On average, barn conversion costs can range from £100,000 to £300,000.

Do I need planning permission to convert a barn?

Yes, planning permission is required for most barn conversions in the UK. However, certain types of conversions may be exempt from planning permission.

Can I convert any agricultural building into a home?

No, not all agricultural buildings are suitable for conversion into homes. Some buildings may not meet legal and planning requirements or require significant structural work.

How long does a barn conversion take?

The timeline for a barn conversion can vary depending on several factors, such as the barn’s size and condition, the design’s complexity, and the availability of materials and labour.

On average, a barn conversion can take anywhere from 6 months to 2 years.

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