Bedroom extensions in Luton: design, approvals and build
Planning a bedroom extension in Luton? 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 LutonFrom £27,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsLU1, LU2, LU3, LU4, LU5
What we take care of
- Structure, roof, insulation and finish
- Layout options: two-storey, over-garage or ground floor
- Heating extended to the new rooms
- En-suite drainage and ventilation design
- Fire safety: escape windows and smoke alarms to building regulations
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.
Working in Luton
Site visits are available across Luton (LU1, LU2, LU3, LU4, LU5, LU6). Neighbouring towns we cover include Dunstable (5 miles), Leighton Buzzard (11 miles), Ampthill (11 miles), Kempston (17 miles).
Harpenden, in Hertfordshire, is roughly 5 miles from Luton 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.
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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).
Bedroom extension prices in Luton
For Luton we adjust our national guide rates by ×1.06, the factor we use for East of England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Luton: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Our process, step by step
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 Luton home, measure up, talk through what you want and check the planning position.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions people ask about bedroom extensions
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Luton, 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 Luton 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 long does a bedroom extension take to build in Luton?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
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 Luton
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.