Have you thought of how a loft — that dark, cobweb-filled, no-go zone in your home — could be converted into the extra room you have always dreamt of? With property prices on the decline in some neighbourhoods, increasing square footage is a foolproof way of upping the value of your home.
According to Under One Roof, a firm that offers home improvement services in Dubai, local villa owners typically tend to convert unused attic space in order to increase floor space. "There can be void areas in most villas that can be turned into extra rooms or even an entire floor," says Tony Lamb, managing director, Under One Roof. "Where to add extra floor space depends on the design of the villa, but most developers will not allow first-floor extensions above garages, etc."
What is the extra space used for?
Home owners typically tend to convert the loft into an extra bedroom with en-suite bathroom, home office, kids' play area, entertaining room, or home cinema. Extra space is appealing, especially to young, growing families who have children who are getting older, needing their own space. Take, for instance, Ferakh Lakhany, who recently transformed the loft in her Green Community (Dubai Investment Park) townhouse into an extra bedroom with en-suite bathroom.
"We bought our townhouse in Green Community in June 2010. Last December, we decided that we needed more space and began looking at options. The extra space will undoubtedly add value, but even if it hadn't, we didn't want to move as this is our first family home," Ferakh explains.
The cost to create extra floor space depends on the size available and materials used, for instance ceramic tiles, type of wood flooring, etc., and also the steel work required for the new floor structure. The loft conversion in the Lakhany residence cost between Dh200,000 and Dh250,000.
An estate agent has pegged the new value of this townhouse at Dh2.5 million while similar units command an asking price in the range of Dh2.1-Dh2.3 million.
"A villa that has undergone loft conversion will probably sell quicker than a similar house that has not been renovated," says Tony. "Prospective buyers are willing to pay extra for additional floor space because you can take a three-bedroom villa and convert it into a four-bedroom one without paying the price of a four-bedroom property."
However, opinion is divided among valuation consultants on whether loft conversion can add extra value.
"A loft conversion may make it easier to sell but evidence shows that you may not necessarily recoup the building costs," says Jonathan Fothergill, director of valuations, Cluttons UAE. "But converting lofts into family/bedrooms in cases where they are tastefully done can increase the villa's value. The quantum of the increase will be a percentage of the normal per square foot [psf] price of the villa, depending upon the quality of construction."
Putting up with dust and disruption
As with most building work, a loft conversion involves an element of inconvenience. It could get dusty and noisy and depending on the scope of the work, the length of the job could vary. "The work took five weeks and there was a lot of inconvenience in terms of noise and dust besides having to vacate the upstairs," says Ferakh. "With children around, it is impossible. We were away for the major work." She adds, "We had to get approval from the developer and were rejected initially as we didn't want to build the room without windows.
"However, after showing them that it would be of no intrusion to anyone else, the developer agreed. We have now paved the way forward for others in the community to do the same."
Service providers
- Under One Roof, Al Quoz, Phone: 04 323 2722
- ADND Interior Design, Business Bay, Mob: 055 8700088
- Ascot Contracting LLC, Al Quoz, 04 341 7702
Get the go-ahead
You have to obtain a no-objection certificate (NoC) from the developer to approve loft conversion. There is a nominal fee payable and a refundable deposit that is returned when the work is inspected. Seek professional help in drawing up the initial building plans. Submit the drawings and apply for the approval. Never do this work without approvals as it may be difficult to sell a modified property without an NoC.
How to decorate the attic
1. Use full-length mirrors to help create an illusion of space in small attic rooms. Mirrors can also be used to cover up unattractive corners in the room. Another common design trick used to create a feeling of space is to paint the loft walls in light, pastel colours. Choose furniture made of light wood. Do not clutter the room; give ample breathing space between different pieces. Use light fabrics to keep the loft airy and bright.
2. Turn the attic into a haven of art by hanging photographs, collages and other works of art. For a traditional look, hang wooden frames with old photographs or put up contemporary paintings for a modern twist. Hang a few metal lights in the room to illuminate the artwork. Make sure you use some low lamps as well to light up the space. Suspended chandeliers could be used for enhanced lighting too.
3. Most attics have sloped ceilings and awkward layouts. Use them to put in bookshelves and storage. This will help store your necessities and keep the feel uncluttered. Also, considering Dubai's hot and humid climate, it is advisable to install an attic fan since the room can get stuffy during the summer months.
