The short answer
A new pitched roof typically costs £100–£200 per square metre in 2026, including materials, labour and scaffolding. Concrete tile sits at the lower end, clay tile in the middle, and natural slate at the top. The rate per m² falls slightly on larger roofs because fixed costs like scaffolding are spread over more area. To estimate a whole-roof figure, multiply your roof area by the relevant rate — then compare against itemised quotes from vetted roofing contractors.
Pricing a roof “per square metre” is how roofers and surveyors compare jobs and how you can sanity-check a quote. But a headline m² rate only means something when you know what it includes and how to measure your roof. This guide sets out typical 2026 rates by material, explains what sits inside the rate, and shows a simple way to estimate roof area. All figures are typical illustrations, not quotes.
Per square metre rates at a glance
- Concrete tile £100–£150 / m²
- Clay tile £130–£180 / m²
- Natural slate £160–£200+ / m²
- Felt (built-up) flat roof £60–£100 / m²
- EPDM rubber flat roof £80–£120 / m²
- GRP fibreglass flat roof £90–£130 / m²
What the per-m² rate includes
A genuine all-in rate covers the covering material (tiles or slates), new battens, a breathable underlay membrane, ridge and hip tiles, flashing, fixings, the labour to strip the old roof and lay the new one, scaffolding, and waste removal. Where quotes diverge wildly, it is often because one includes scaffolding and the other treats it as an extra. When comparing two m² figures, always confirm that both are like-for-like — same material, same membrane spec, and crucially whether scaffolding and VAT are inside or outside the number. Our main new roof cost guide breaks the four cost blocks down further.
Per square metre rates by material
Material is the biggest single variable in the rate. Concrete tiles are the most economical and the most common on post-war UK homes. Clay tiles cost more but last longer and suit period properties. Natural slate is the premium option — expensive in both material and skilled labour, but with the longest lifespan of any common covering. Flat-roof systems are priced separately and generally cost less per m² than pitched coverings; see our flat roof materials comparison for those.
| Covering | Typical rate (incl. fit & scaffold) | Indicative lifespan |
|---|---|---|
| Concrete tile | £100–£150 / m² | 40–60 years |
| Clay tile | £130–£180 / m² | 40–60 years |
| Natural slate | £160–£200+ / m² | 80–100+ years |
How to estimate your roof area
You do not need to climb a ladder to get a rough area. For a simple gable (two-slope) roof, measure the footprint length and width of the building, then account for the pitch — a steeper roof has more surface area than its footprint. A common approximation is to take the building footprint and multiply by a pitch factor: about 1.1 for a shallow roof, 1.2 for a typical 30–40° pitch, and up to 1.4 for a steep roof. Double it for the two slopes. So a 9 m × 7 m semi footprint (63 m²) at a typical pitch is roughly 63 × 1.2 = 76 m² of roof. This is only an estimate; a roofer will measure properly on site.
Why bigger roofs cost less per metre
Fixed costs — mobilising the team, erecting scaffolding, hiring skips — do not double when the roof doubles in size. Spread over more square metres, they push the effective rate down on larger jobs. That is why a small garage roof can look expensive per m² while a large detached roof looks cheaper, even with the same materials. It is one reason a single big re-roof can be better value than several piecemeal repairs over the years. For how this plays out across property sizes, see our cost by house type guide.
Compare roofing quotes
The fairest way to check a per-m² rate is to compare itemised quotes side by side. Use our service to get estimates from vetted roofing contractors in your area.
Frequently asked questions
What is the average cost per square metre for a new roof?
A new pitched roof typically costs £100–£200 per square metre in 2026 including materials, labour and scaffolding. Concrete tile is at the lower end, clay tile in the middle and natural slate at the top. Flat-roof systems are priced separately at roughly £60–£130 per m². These are typical illustrations, not quotes.
Does the per-m² rate include scaffolding?
It should, but not every quote treats it the same way. Some roofers fold scaffolding into the rate while others list it separately. Always confirm whether scaffolding, waste removal and VAT are inside or outside the figure before comparing two quotes.
How do I work out my roof area myself?
Measure the building footprint, then apply a pitch factor (around 1.1–1.4 depending on steepness) and account for both slopes. For example a 9 m × 7 m footprint at a typical pitch is roughly 76 m². This is only an estimate — a roofer measures properly on site.
Why is slate so much more expensive per metre?
Natural slate costs more both as a material and to fit, because it is heavier, more fragile and requires skilled labour to lay well. In return it lasts 80–100 years or more, far longer than concrete or clay tile, so the lifetime cost can be competitive on a property where it suits.
Sources & further reading
- NFRC (National Federation of Roofing Contractors) — roofing standards and material guidance
- CompetentRoofer — re-roofing self-certification under Building Regulations
- GOV.UK / Building Regulations Approved Document L — insulation standards on major roof renewal
This is general information, not advice for your specific property or roof. Costs vary with your home, roof area, material and chosen contractor. Significant roof work should be carried out by a vetted roofing contractor.