Which roof material is actually worth it?
Not which one’s cheapest to buy — which one costs the least once you divide the price by how long it actually lasts. The numbers below are checked against published UK roofing price guides, not picked to look good.
Lifespan, to scale
Slate outlasts concrete tile by two to three times over.
Upper estimates shown. Actual lifespan depends on installation quality, roof pitch and upkeep.
The number that actually matters
Cost per year of roof, not cost on the day.
Take the typical price for an average semi, divide by the middle of each material’s lifespan range. Slate costs more upfront and ends up the cheapest material, year for year.
Concrete tile
Typical price (semi): £8,500
Typical lifespan: ~50 years
£170/yr
Clay tile
Typical price (semi): £11,900
Typical lifespan: ~80 years
£149/yr
Slate
Typical price (semi): £13,600
Typical lifespan: ~115 years
£118/yr
Illustrative maths for an average semi, using the middle of each published lifespan range. Your own numbers will move with roof size, pitch and access — the instant estimate gives a starting price for yours.
Choosing between them
What each one’s actually good for.
Concrete tile
The lowest price to buy, and still a genuinely solid roof — most re-roofs in the area are concrete for exactly that reason. Good for a straightforward semi where budget matters most.
Clay tile
The traditional choice for period and listed properties, and often required by conservation rules in older streets. A genuine middle ground on price, lifespan and look.
Slate
The highest price on the day, and the material you’re least likely to pay for again in your lifetime. Right for anyone planning to stay put, or selling a house where the roof is part of the pitch.
See a price for your own roof.
Pick a material, see the price and the roof update live.