Bedroom extensions in Romford: design, approvals and build
Planning a bedroom extension in Romford? 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 RomfordFrom £33,500 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsRM1, RM2, RM5, RM7, RM11
Local to Romford
Our survey diary covers Romford, including RM1, RM2, RM5, RM7, RM11, RM12. We also work in nearby Hornchurch (2 miles), Dagenham (2 miles), Becontree (3 miles), Ilford (5 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.
Guide prices for Romford
These guide figures apply our London adjustment (×1.3) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Romford: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
What we take care of
- Fire safety: escape windows and smoke alarms to building regulations
- Layout options: two-storey, over-garage or ground floor
- Heating extended to the new rooms
- En-suite drainage and ventilation design
- Planning drawings and application
- Structure, roof, insulation and finish
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 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).
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
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Bedroom extension questions answered
How long does a bedroom extension take to build in Romford?
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 Romford?
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.
Will my neighbours in Romford 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.
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.
How much does a bedroom extension cost?
Our guide range is about £2,080 to £4,160 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £44,000 to £57,500 at standard spec, depending on whether it is part of a larger two-storey build.
Book a free site visit in Romford
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.