Bedford house extensions
From a small utility to a two-storey addition, we take on house extensions throughout Bedford, starting with a free visit and a planning check.
- Postcode districtsMK40, MK41, MK42, MK43, MK44
- Price regionEast of England (×1.06)
- Planning rulesEngland
- Site visitFree, no obligation
Areas we cover around Bedford
We cover Bedford and the postcode districts MK40, MK41, MK42, MK43, MK44. Neighbouring towns we cover include Kempston (2 miles), Ampthill (8 miles), Leighton Buzzard (17 miles), Dunstable (17 miles), Luton (18 miles). For homes towards Cambridgeshire, St Neots is around 10 miles away.
Do extensions in Bedford need planning permission?
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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 works best for Bedford houses?
The East of England mixes market-town terraces, inter-war semis and modern estates. Clay soils are common in parts of the region, which can affect foundation design.
For many houses here, bungalow extensions, single-storey rear extensions or wraparound extensions gives the most useful space for the budget.
Bedford extension prices at a glance
Every figure below is a guide for Bedford, adjusted for East of England build costs (×1.06) and including VAT. Design and council fees are shown separately on each page.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Kitchen extensions | 20 m² | £44,500 – £56,500 |
| Orangery extensions | 16 m² | £47,000 – £59,500 |
| Conservatory replacement extensions | 14 m² | £31,500 – £41,000 |
| Side return extensions | 11 m² | £27,500 – £35,000 |
| Single-storey rear extensions | 20 m² | £43,000 – £55,500 |
All extension types we build in Bedford
- Timber frame extensions · from £22,000
- Orangery extensions · from £31,500
- Pitched roof extensions · from £23,500
- Side return extensions · from £19,000
- Extension plans and drawings · from £1,250
- Annexe extensions · from £58,000
- Glass box extensions · from £31,500
- Single-storey rear extensions · from £22,000
- Flat roof extensions · from £22,000
- Utility and boot room extensions · from £14,500
- Building regulations for extensions · from £950
- Extensions over a garage · from £25,000
- Bedroom extensions · from £27,500
- Porch extensions · from £4,200
- Kitchen extensions · from £28,500
- Wraparound extensions · from £38,000
- Side extensions · from £23,000
- Home office extensions · from £16,500
- Planning permission for extensions · from £350
- Double-storey extensions · from £40,000
- Conservatory replacement extensions · from £21,000
- Bungalow extensions · from £27,500
Free site visit
We visit your Bedford 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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions about extensions in Bedford
How much does an extension cost in Bedford?
Using our East of England factor (×1.06), a standard-spec single-storey extension of 20 m² is a guide £43,000 to £55,500 including VAT, and a 32 m² two-storey extension £61,000 to £80,000. Your written price follows the survey.
Will my neighbours need to be told?
If you apply for planning or prior approval the council notifies them, and in England party wall notices may be needed for work near a shared boundary.
Who do I contract with?
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 you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
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.