Listed and heritage buildings, especially those with historic or architectural significance, often require specialised insurance coverage, which can cost more than the average household insurance policy. Protecting the past is an important responsibility. You can read more about the significance of each grading in our listed building guide alongside a specific look at Grade II listed buildings and listed categories for Scotland.

The cost of insuring a listed building can vary widely depending on several factors. For example, a listed property which has a thatch roof construction will be rated differently to a high value home listed property, and both of these will be rated differently to a mid-terraced listed property with a modest rebuild value.

This listed building cost calculator attempts to offer some guidance on what to expect cost wise for all three categories.

The cost of insuring a high value listed building

Our high value home cost calculator and how to keep your premium down article both apply here, with the only difference being an increase on the buildings base rate due to the increased exposure of a listed building. Repairing a listed building incurs higher costs due to specialism of craft required alongside uniqueness of materials needed.

The magic formula to calculate a rate for a high value listed building is as follows:

TypeValue and Base RateBase Rate, Excl IPT
Buildings£2,500,000 x 0.0010 =£2,500
General Contents£300,000 x 0.0025 = £750
Valuables£50,000 x 0.01 = £500
Fine Art, Paintings & Antiques£150,000 x 0.002 = £300
Gold, Silver & Plated Items£10,000 x 0.003 = £30
£4,080**

** Now we have calculated £4,080 as the base rate. The insurer will add discounts or loadings (increased excess, claims etc) as per independent rating spreadsheets. Finally, a 12% Insurance Premium Tax will be included and then you have a final premium.

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The cost of insuring a modest listed building

Modest refers to listed buildings with a rebuild value up to £1mil. There are two types of insurance products on the market for such properties, bedroom rated and sums insured rated:

  • A bedroom rated product will cover the buildings rebuild value up to a set amount, usually £1mil (sometimes £1.5mil). The insurance premium is not driven by the rebuild value, instead the amount of bedrooms, postcode, occupation and other risk factors. Some bedroom rated products, like Aviva Your House, will cover listed buildings and can offer incredibly low premiums for properties which fit their criteria.
  • A sum insured rated product will cover the buildings up to the specified rebuild value as confirmed by the client. The magic formula above is an example of a rebuild value product. These products usually cost more than bedroom rated ones.

Most modestly sized listed buildings qualify for bedroom rated products. The premiums for these listed building products are incredibly difficult to offer guidance on. For example, we have clients paying premiums circa £600 (including IPT) for £900,000 buildings cover and £125,000 general contents cover! Your best bet is to contact your broker and get a quote should your listed building fit into this category.

The cost of insuring a thatch listed building

The thatch insurance market needs a shake up. With only a handful of products available for thatch owners, terms can be restrictive and premiums high. As seen in a guide to insuring thatch properties, there are many risk factors taken into consideration before an insurer will provide a final premium. That said, the magic formula above for insuring a high value listed building will be a good reference point for consideration but you must contact a specialist thatch insurance broker, like us, to get an accurate quotation.

For more information please do not hesitate to contact Stanhope directly.

Written by Matthew Ashton

I started working in the insurance industry in 2004. Four years later, I left to focus on theological studies, working as a youth worker and then as a ministry director in Seattle, USA. When returning to the UK, I had an opportunity to work for the late Andrew Marchington. I joined his firm as a sales advisor when it had around ten staff members. Within three years, I was Head of Ops with a staff team of over 30 people. After a chance encounter in 2019 with Rachel Living and Will Cooper, I decided to co-start Stanhope and build a high-value home, luxury watch, and jewellery broker synonymous with trust. I love being with Donna, my wife, and four kids when not working, cramming in the odd row, or running when I can. I am fortunate to love what I do and consider it a blessing to grow the Stanhope brand.

Matthew Ashton

Date: Wednesday 6th September, 11:11am

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