Bedroom extensions for homes in Brackley
Our design and build teams take on bedroom extensions in Brackley, from the first measured survey through planning and building control to the finished room.
- Guide price in BrackleyFrom £24,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsNN13
Will the council need to approve it?
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.
Applications are decided by the local planning authority (your district, borough or unitary council).
Is a bedroom extension right for your house?
- Growing families
- Multi-generational households
- Homeowners who want an en-suite master bedroom
New bedrooms on an upper floor need an escape window or a protected route to the outside under the building regulations. We design the window sizes and stair route to meet that from the outset.
Guide prices for Brackley
These guide figures apply our East Midlands adjustment (×0.95) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Brackley: £1,520 to £3,040 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £24,500 – £30,500 | £24,500 – £32,000 | £27,000 – £36,500 |
| Bedroom and en-suite 18 m² | £27,000 – £33,500 | £32,000 – £42,000 | £41,000 – £55,000 |
| Two rooms 30 m² | £45,500 – £56,000 | £54,000 – £70,000 | £68,000 – £91,500 |
Try the guide-price tool to see a range for your own size and finish.
Extensions in and around Brackley
Our survey diary covers Brackley, including NN13. Nearby, we also take on projects in Towcester (9 miles), Daventry (16 miles), Northampton (19 miles), Wellingborough (27 miles).
The East Midlands has plenty of inter-war and post-war semis and detached houses with room to extend, alongside Victorian terraces in the towns.
How the project works
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 Brackley 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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Bedroom extension questions answered
Do you cover all of Brackley?
Yes. We cover Brackley and the surrounding parts of Northamptonshire. Site visits are free and there is no obligation.
Will my neighbours in Brackley 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 long does a bedroom extension take to build in Brackley?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
How much does a bedroom extension cost?
Our guide range is about £1,520 to £3,040 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £32,000 to £42,000 at standard spec, depending on whether it is part of a larger two-storey build.
Does an en-suite need a window?
No, but it needs mechanical extraction that meets the building regulations. We design the duct route at the drawing stage.
Book a free site visit in Brackley
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.