Bedroom extensions for homes in Barnstaple
We design and build bedroom extensions for houses in Barnstaple, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in BarnstapleFrom £26,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsEX31, EX32
What is included
- En-suite drainage and ventilation design
- Layout options: two-storey, over-garage or ground floor
- Planning drawings and application
- Fire safety: escape windows and smoke alarms to building regulations
- Structure, roof, insulation and finish
- Heating extended to the new rooms
Do I need planning permission in Barnstaple?
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.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
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).
Bedroom extension prices in Barnstaple
Prices below are for Barnstaple, using the South West England factor of ×1.02. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Barnstaple: £1,630 to £3,260 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £26,500 – £32,500 | £26,500 – £34,500 | £29,000 – £39,500 |
| Bedroom and en-suite 18 m² | £29,000 – £36,000 | £34,500 – £45,000 | £44,000 – £59,000 |
| Two rooms 30 m² | £48,500 – £60,000 | £58,000 – £75,000 | £73,000 – £98,000 |
For a figure based on your own dimensions, use our guide-price tool.
Extensions in and around Barnstaple
Our survey diary covers Barnstaple, including EX31, EX32. Nearby, we also take on projects in Bideford (8 miles), Tiverton (28 miles), Exeter (34 miles), Newton Abbot (43 miles).
Just over the Cornwall border, Launceston is about 34 miles away. South West homes range from terraced streets in the cities to stone cottages and bungalows in the countryside, and conservation areas are common in historic centres.
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 Barnstaple home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Barnstaple
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Barnstaple, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Barnstaple?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Barnstaple 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.
How much does a bedroom extension cost?
Our guide range is about £1,630 to £3,260 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £34,500 to £45,000 at standard spec, depending on whether it is part of a larger two-storey build.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Book a free site visit in Barnstaple
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.