Bedroom extensions for homes in Cirencester
A bedroom extension in Cirencester starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in CirencesterFrom £26,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsGL7
Included in a typical project
- Fire safety: escape windows and smoke alarms to building regulations
- Planning drawings and application
- Layout options: two-storey, over-garage or ground floor
- En-suite drainage and ventilation design
- Structure, roof, insulation and finish
Bedroom extension prices in Cirencester
These guide figures apply our South West England adjustment (×1.02) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Cirencester: £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.
Local to Cirencester
Site visits are available across Cirencester (GL7). Neighbouring towns we cover include Stroud (10 miles), Cheltenham (13 miles), Gloucester (15 miles), Dursley (17 miles).
Just over the Wiltshire border, Swindon is about 14 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.
Do I need planning permission in Cirencester?
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.
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.
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 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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about a bedroom extension in Cirencester
Will my neighbours in Cirencester 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Cirencester, 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 you cover all of Cirencester?
Yes. We cover Cirencester and the surrounding parts of Gloucestershire. Site visits are free and there is no obligation.
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.
Can I add a ground-floor bedroom for a relative?
Yes. A ground-floor bedroom with an accessible shower room is a common request. If it will be lived in as a self-contained home, planning treats it differently, so tell us how it will be used.
Book a free site visit in Cirencester
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.