York bedroom extensions, designed and built
Thinking about a bedroom extension for your York 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 YorkFrom £24,000 inc VAT
- PlanningUsually a householder application
- Build time14–22 weeks on site
- Postcode districtsYO1, YO10, YO23, YO24, YO30
Is a bedroom extension right for your house?
- Multi-generational households
- Homeowners who want an en-suite master bedroom
- Growing families
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 rules that apply in York
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.
The planning position for a specific York address depends on its history and any designations, which is why we check it at the first visit.
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).
Working in York
We cover York and the postcode districts YO1, YO10, YO23, YO24, YO30, YO31. The same team covers Selby (12 miles), Harrogate (19 miles), Ripon (24 miles), Northallerton (31 miles), all within easy reach.
Just over the East Riding of Yorkshire border, Goole is about 19 miles away. Homes across Yorkshire and the Humber range from back-to-back and through terraces to large suburban semis, and extension options vary with them.
What should I budget for a bedroom extension in York?
Prices below are for York, using the Yorkshire and the Humber factor of ×0.94. They are guide ranges including VAT for the build only, not a quote.
Typical rates in York: £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 |
Try the guide-price tool to see a range for your own size and finish.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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.
Bedroom extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for York, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for a bedroom extension in York?
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 York 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.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Book a free site visit in York
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.