Annexe extensions across Bedfordshire
We design and build annexe extensions for houses in Bedfordshire, with a written price once the survey and design are done and one point of contact throughout.
- Guide priceFrom £58,000 inc VAT
- PlanningUsually a householder application
- Towns covered6
- Site visitFree, no obligation
How much does an annexe extension cost in Bedfordshire?
Prices below are for Bedfordshire, 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 Bedfordshire: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Working in Bedfordshire
Towns we cover in Bedfordshire include Luton, Bedford, Dunstable, Leighton Buzzard, Ampthill, Kempston. Across the East of England many houses sit on generous plots, and single-storey and wraparound extensions are a natural fit.
What is included
- Planning application describing ancillary use
- Fire separation and alarms to building regulations
- Kitchenette, shower room and bedroom finish
- Separate or shared heating and hot water
- Design for accessibility: level thresholds, wider doors, walk-in shower
Planning and approvals in Bedfordshire
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.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
What happens next
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 Bedfordshire home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Common questions in Bedfordshire
Who do I contract with for an annexe extension in Bedfordshire?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Do I need building regulations approval in Bedfordshire?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How long does an annexe extension take to build in Bedfordshire?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
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).
How much does an annexe extension cost?
Our guide range is about £2,120 to £4,030 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £89,000 to £111,500 at standard spec in Bedfordshire.
Book a free site visit in Bedfordshire
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.