Bedroom extensions for homes in Rochester
Rochester homeowners can use us for the whole bedroom extension project: survey, design, planning or permitted development checks, building regulations and the build itself.
- Guide price in RochesterFrom £29,000 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsME1, ME2, ME4, ME7
What should I budget for a bedroom extension in Rochester?
For Rochester we adjust our national guide rates by ×1.12, the factor we use for South East England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Rochester: £1,790 to £3,580 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £29,000 – £35,500 | £29,000 – £38,000 | £32,000 – £43,500 |
| Bedroom and en-suite 18 m² | £32,000 – £39,500 | £38,000 – £49,500 | £48,000 – £65,000 |
| Two rooms 30 m² | £53,500 – £66,000 | £63,500 – £82,500 | £80,500 – £108,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Extensions in and around Rochester
Postcode districts we cover around Rochester include ME1, ME2, ME4, ME7. We also work in nearby Chatham (1 mile), Strood (1 mile), Gillingham (2 miles), Gravesend (7 miles).
Homes across the South East range from Victorian terraces in the older town centres to large detached houses on the edges, so the right extension type varies street by street.
What is included
- Heating extended to the new rooms
- Structure, roof, insulation and finish
- En-suite drainage and ventilation design
- Layout options: two-storey, over-garage or ground floor
- Fire safety: escape windows and smoke alarms to building regulations
- Planning drawings and application
Planning and approvals in Rochester
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.
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).
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
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 Rochester, 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 Rochester 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.
Do I need building regulations approval in Rochester?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
How much does a bedroom extension cost?
Our guide range is about £1,790 to £3,580 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £38,000 to £49,500 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 Rochester
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.