Bedroom extensions for homes in Folkestone
From the first sketch to final sign-off, we plan and build bedroom extensions in Folkestone and the surrounding Kent area.
- Guide price in FolkestoneFrom £29,000 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsCT18, CT19, CT20
Covering Folkestone
Postcode districts we cover around Folkestone include CT18, CT19, CT20. Neighbouring towns we cover include Dover (7 miles), Ashford, Kent (13 miles), Deal (14 miles), Canterbury (14 miles).
For homes towards East Sussex, Hastings is around 30 miles away. The South East has a broad mix of 1930s semis, post-war estates, newer developments and period cottages, and many houses have enough garden for a generous rear extension.
Do I need planning permission in Folkestone?
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.
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).
Bedroom extension prices in Folkestone
For Folkestone we adjust our national guide rates by ×1.12, the factor we use for South East England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Folkestone: £1,790 to £3,580 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £29,000 – £35,500 | £29,000 – £38,000 | £32,000 – £43,500 |
| Bedroom and en-suite 18 m² | £32,000 – £39,500 | £38,000 – £49,500 | £48,000 – £65,000 |
| Two rooms 30 m² | £53,500 – £66,000 | £63,500 – £82,500 | £80,500 – £108,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
What is included
- Fire safety: escape windows and smoke alarms to building regulations
- Layout options: two-storey, over-garage or ground floor
- Structure, roof, insulation and finish
- Planning drawings and application
- En-suite drainage and ventilation design
- Heating extended to the new rooms
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
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Bedroom extension questions answered
Do I need building regulations approval in Folkestone?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Folkestone, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for a bedroom extension in Folkestone?
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.
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.
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 Folkestone
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.