Middlesbrough bedroom extensions, designed and built
Our design and build teams take on bedroom extensions in Middlesbrough, from the first measured survey through planning and building control to the finished room.
- Guide price in MiddlesbroughFrom £24,000 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsTS1, TS2, TS3, TS4, TS5
Do I need planning permission in Middlesbrough?
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.
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).
Local to Middlesbrough
Postcode districts we cover around Middlesbrough include TS1, TS2, TS3, TS4, TS5, TS6. Nearby, we also take on projects in Redcar (8 miles), Northallerton (19 miles), Whitby (22 miles), Ripon (32 miles).
Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
How much does a bedroom extension cost in Middlesbrough?
For Middlesbrough we adjust our national guide rates by ×0.94, the factor we use for Yorkshire and the Humber. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Middlesbrough: £1,500 to £3,010 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £24,000 – £30,000 | £24,000 – £32,000 | £27,000 – £36,500 |
| Bedroom and en-suite 18 m² | £27,000 – £33,000 | £32,000 – £41,500 | £40,500 – £54,500 |
| Two rooms 30 m² | £45,000 – £55,000 | £53,500 – £69,500 | £67,500 – £90,500 |
For a figure based on your own dimensions, use our guide-price tool.
What is included
- Heating extended to the new rooms
- Structure, roof, insulation and finish
- Layout options: two-storey, over-garage or ground floor
- En-suite drainage and ventilation design
- Planning drawings and application
- 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.
From first visit to completion
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
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 Middlesbrough?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How long does a bedroom extension take to build in Middlesbrough?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Middlesbrough, 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 much does a bedroom extension cost?
Our guide range is about £1,500 to £3,010 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £32,000 to £41,500 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 Middlesbrough
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.