Bedroom extensions across Hayes (Hillingdon)
Planning a bedroom extension in Hayes (Hillingdon)? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in Hayes (Hillingdon)From £33,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsUB1, UB2, UB3, UB4, UB7
What is included
- Planning drawings and application
- En-suite drainage and ventilation design
- Heating extended to the new rooms
- Layout options: two-storey, over-garage or ground floor
- Fire safety: escape windows and smoke alarms to building regulations
Planning and approvals in Hayes (Hillingdon)
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 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).
Covering Hayes (Hillingdon)
Our survey diary covers Hayes (Hillingdon), including UB1, UB2, UB3, UB4, UB7, UB11. We also work in nearby Southall (2 miles), South Ruislip (3 miles), Heston (3 miles), Greenford (3 miles).
In London, space is at a premium and gardens are often short, so side returns, wraparounds and carefully planned rear extensions tend to make the most of every metre.
What should I budget for a bedroom extension in Hayes (Hillingdon)?
Prices below are for Hayes (Hillingdon), using the London factor of ×1.3. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Hayes (Hillingdon): £2,080 to £4,160 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £33,500 – £41,500 | £33,500 – £44,000 | £37,000 – £50,000 |
| Bedroom and en-suite 18 m² | £37,000 – £46,000 | £44,000 – £57,500 | £56,000 – £75,000 |
| Two rooms 30 m² | £62,000 – £76,500 | £74,000 – £96,000 | £93,500 – £125,000 |
For a figure based on your own dimensions, use our guide-price tool.
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 produce the drawings and structural design, and manage the approvals so they are in place before work starts.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a bedroom extension in Hayes (Hillingdon)
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Hayes (Hillingdon), and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does a bedroom extension take to build in Hayes (Hillingdon)?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do you cover all of Hayes (Hillingdon)?
Yes. We cover Hayes (Hillingdon) and the surrounding parts of Greater London. Site visits are free and there is no obligation.
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 Hayes (Hillingdon)
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.