Annexe extensions for homes in Bedford
Planning an annexe extension in Bedford? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in BedfordFrom £58,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsMK40, MK41, MK42, MK43, MK44
Who an annexe extension suits
- Multi-generational families
- Homes with a large side or rear garden
- Relatives who need support close by
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Local to Bedford
Our survey diary covers Bedford, including MK40, MK41, MK42, MK43, MK44. Neighbouring towns we cover include Kempston (2 miles), Ampthill (8 miles), Leighton Buzzard (17 miles), Dunstable (17 miles).
Just over the Cambridgeshire border, St Neots is about 10 miles away. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
Will the council need to approve it?
In England an annexe that stays part of the household and connects to the house is assessed as an extension, but its size usually takes it beyond permitted development, so a householder application describing the ancillary use is the normal route.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
How much does an annexe extension cost in Bedford?
Prices below are for Bedford, using the East of England factor of ×1.06. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Bedford: £2,120 to £4,030 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £58,000 – £73,000 | £63,500 – £79,500 | £79,500 – £101,000 |
| One-bedroom annexe 35 m² | £74,000 – £93,000 | £89,000 – £111,500 | £111,000 – £141,000 |
| Larger annexe 45 m² | £95,000 – £119,500 | £114,000 – £143,500 | £143,000 – £181,500 |
For a figure based on your own dimensions, use our guide-price tool.
Our process, step by step
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Bedford home, measure up, talk through what you want and check the planning position.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about an annexe extension in Bedford
Will my neighbours in Bedford be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do you cover all of Bedford?
Yes. We cover Bedford and the surrounding parts of Bedfordshire. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bedford, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will an annexe affect council tax?
It can. Some annexes are assessed separately for council tax, with discounts or exemptions in some cases when occupied by a relative. Check with the Valuation Office Agency (England and Wales), your local assessor (Scotland) or Land & Property Services (Northern Ireland).
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
Book a free site visit in Bedford
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.