Front or rear: where to place the dormer
The choice between front and rear is mostly practical: at the rear a dormer is often permit-free and cheaper; at the front it often gives more light in a living or master room but always requires permit and aesthetics review.
- Rear permit
- Often permit-free (within 7 conditions)
- Front permit
- Always required + aesthetics
- Cost difference
- €800-€1,500 less on rear
- Value uplift front
- +1-2% extra (visible streetscape)
- Aesthetics rejection front
- 15-25% on standard designs
Rear: practical and rule-light
Standard Dutch terraced houses have their rear on south/southwest with more privacy from the street. Permit-free possible within the seven conditions.
Lower costs (€800-€1,500 less from no permit fee, no drawing costs and simpler aesthetics). Faster to realise: 2-4 weeks instead of 12-20 weeks including permit process.
Front: more light, more attention
Toward the front: often north or east facing (less heat, cooler and steadier light) but visible from the street. Always permit and aesthetics review.
On corner houses the front may be refused for streetscape impact; on listed buildings almost always refused. Approval odds for a standard terrace with neighbouring dormers: 80-90%.
Which side to pick
Ask what you want: more space for a bedroom or lounge? Rear gives privacy. Better light in a workspace? North light at the front is constant and ideal for screen work.
Combined with existing layout? Ask where current bedrooms sit — extra light where now scarce yields most value. On undivided attics dormers on both sides can help airflow.
Value impact on sale
A rear dormer lifts value 5-8% (€15,000-€25,000 on a €350,000 home). Front: 6-10% (€20,000-€35,000) via visible appeal and function.
But: an ugly or poorly placed front dormer can subtract 2-4%. Invest in an aesthetics-positive design; the premium of a good architect (€800-€2,000) repays itself twice over.
FAQ
- Can I install two dormers, front and rear?
- Yes, if each meets its own rules. Front always needs separate permit; rear may be permit-free.
- Is a side-facade dormer possible?
- Sometimes, on corner houses with side roof pitch. Aesthetics review almost always required. Often only allowed when the side isn't on a public road.
- Which side gives most usable m²?
- Equal at identical sizing. Rear wins on uncertain projects because relaxed rules often allow larger sizes without rejection.
- Does a rear dormer reflect in WOZ value?
- Yes, municipalities tax both sides equally. Plan 5-8% WOZ uplift, so €60-€140 extra property tax per year.
- Front or rear preferred for solar panels?
- South-facing side (often rear) gives 15-20% more yield. Plan dormer and panels together to avoid shading.