Double-storey extensions in Bedford
Our design and build teams take on double-storey extensions in Bedford, from the first measured survey through planning and building control to the finished room.
- Guide price in BedfordFrom £40,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsMK40, MK41, MK42, MK43, MK44
Do I need planning permission in Bedford?
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 Bedford address depends on its history and any designations, which is why we check it at the first visit.
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.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
Applications are decided by the local planning authority (your district, borough or unitary council).
Guide prices for Bedford
These guide figures apply our East of England adjustment (×1.06) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Bedford: £1,640 to £3,180 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £40,000 – £48,500 | £45,500 – £60,000 | £58,500 – £76,500 |
| 4 m × 4 m, two floors 32 m² | £52,500 – £63,000 | £61,000 – £80,000 | £78,000 – £102,000 |
| 4 m × 6 m, two floors 48 m² | £78,500 – £94,500 | £91,500 – £120,000 | £117,000 – £153,000 |
Try the guide-price tool to see a range for your own size and finish.
Extensions in and around Bedford
Our survey diary covers Bedford, including MK40, MK41, MK42, MK43, MK44. Nearby, we also take on projects in Kempston (2 miles), Ampthill (8 miles), Leighton Buzzard (17 miles), Dunstable (17 miles).
For homes towards Cambridgeshire, St Neots is around 10 miles away. 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.
Included in a typical project
- Measured survey, design and planning drawings
- Householder planning application where needed
- Breaking through at both levels, stairs and landing changes where needed
- Foundations sized for two floors
- Building regulations drawings and structural design
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
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a double-storey extension in Bedford
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bedford, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Bedford?
Yes. We cover Bedford and the surrounding parts of Bedfordshire. Site visits are free and there is no obligation.
Who do I contract with for a double-storey extension in Bedford?
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.
Does a double-storey extension need planning permission?
Often, yes. In England a two-storey rear extension can be permitted development only if it projects no more than 3 m and sits at least 7 m from the rear boundary, with matching roof pitch and obscure side windows. Side extensions over one storey always need planning permission. We confirm the route at the survey.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,640 to £3,180 per m² of new floor area including VAT, compared with £1,860 to £3,600 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a free site visit in Bedford
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.