Extensions over a garage for homes in Bedfordshire
If you live in Bedfordshire and want more space without moving, an over-garage extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide priceFrom £25,000 inc VAT
- PlanningHouseholder application needed
- Towns covered6
- Site visitFree, no obligation
Guide prices for Bedfordshire
For Bedfordshire we adjust our national guide rates by ×1.06, the factor we use for East of England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Bedfordshire: £1,910 to £3,600 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £25,000 – £31,500 | £26,500 – £34,500 | £34,000 – £43,500 |
| Over a large single garage 16 m² | £30,500 – £37,500 | £35,500 – £46,000 | £45,500 – £58,000 |
| Over a double garage 24 m² | £45,500 – £56,000 | £53,000 – £69,000 | £68,500 – £86,500 |
Try the guide-price tool to see a range for your own size and finish.
Who an over-garage extension suits
- Families needing a bedroom without losing garden
- Homes where the landing can connect to the new room
- Detached and link-detached houses with an attached garage
Will the council need to approve it?
In England any side extension over one storey, including a room built over a side garage, needs a householder planning application. The fee is £548 from 1 April 2026 and councils aim to decide within 8 weeks.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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).
Extensions in and around Bedfordshire
Towns we cover in Bedfordshire include Luton, Bedford, Dunstable, Leighton Buzzard, Ampthill, Kempston. 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.
What happens next
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Over-garage extension questions answered
How long does an over-garage extension take to build in Bedfordshire?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Will my neighbours in Bedfordshire 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 you cover all of Bedfordshire?
Yes, across the whole of Bedfordshire. Site visits are free and there is no obligation.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
Does building over a garage need planning permission?
In England and the rest of the UK, adding a storey over a side garage almost always needs a planning application, because two-storey side extensions are outside permitted development.
Book a free site visit in Bedfordshire
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.