Bedroom extensions in Leigh
Thinking about a bedroom extension for your Leigh 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 LeighFrom £24,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsM29, M46, WN7
How much does a bedroom extension cost in Leigh?
Prices below are for Leigh, using the North West England factor of ×0.95. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Leigh: £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 |
For a figure based on your own dimensions, use our guide-price tool.
Local to Leigh
Site visits are available across Leigh (M29, M46, WN7). Nearby, we also take on projects in Atherton (2 miles), Tyldesley (2 miles), Westhoughton (4 miles), Hindley (4 miles).
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
What we take care of
- Heating extended to the new rooms
- Planning drawings and application
- Layout options: two-storey, over-garage or ground floor
- Fire safety: escape windows and smoke alarms to building regulations
- Structure, roof, insulation and finish
- En-suite drainage and ventilation design
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.
Planning and approvals in Leigh
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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).
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Leigh
How long does a bedroom extension take to build in Leigh?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Who do I contract with for a bedroom extension in Leigh?
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.
Do you cover all of Leigh?
Yes. We cover Leigh and the surrounding parts of Greater Manchester. Site visits are free and there is no obligation.
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.
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 Leigh
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.