Grays bedroom extensions, designed and built
Thinking about a bedroom extension for your Grays home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in GraysFrom £27,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsRM15, RM16, RM17, RM18, RM20
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.
The planning position for a specific Grays address depends on its history and any designations, which is why we check it at the first visit.
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.
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).
Working in Grays
Across RM15, RM16, RM17, RM18, RM20, we can visit, measure and advise. Nearby, we also take on projects in South Ockendon (3 miles), Stanford-le-Hope (6 miles), Basildon (9 miles), Brentwood (10 miles).
Gravesend, in Kent, is roughly 3 miles from Grays and also on our list. 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.
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
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.
What should I budget for a bedroom extension in Grays?
Labour and material costs vary across the UK, so for Grays we use our East of England factor (×1.06). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Grays: £1,700 to £3,390 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £27,500 – £34,000 | £27,500 – £36,000 | £30,500 – £41,000 |
| Bedroom and en-suite 18 m² | £30,500 – £37,500 | £36,000 – £47,000 | £45,500 – £61,500 |
| Two rooms 30 m² | £50,500 – £62,500 | £60,000 – £78,000 | £76,000 – £102,000 |
Try the guide-price tool to see a range for your own size and finish.
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 Grays 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
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
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 Grays?
Yes. We cover Grays and the surrounding parts of Essex. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Grays, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Grays 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 £1,700 to £3,390 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £36,000 to £47,000 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 Grays
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.