Bedford, Bedfordshire
Two-storey rear extension in Bedford
Thinking about a two-storey rear extension in Bedford? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Bedford sits in Bedfordshire, with postcode districts including MK40 and MK41. In Bedford, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Bedford?
In Bedford, our guide for a two-storey rear extension is £1,910–£2,860 per square metre including VAT for a standard specification. East of England prices run slightly above our West Midlands baseline; clay soils near trees are the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £57,000–£86,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £91,500–£137,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Bedford?
The planning route for a two-storey rear extension in Bedford is set by England's householder rules and your council.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Bedford like to extend?
Post-war semis and newer estates are typical of Bedford, and many have room for a full-width extension. Shrinkable clay is common in the East of England, so foundations near trees and hedges are designed to NHBC-style depth guidance.
How a two-storey rear extension in Bedford comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Bedford
We also build two-storey rear extensions in nearby Kempston (1.9 miles) and Kempston Hardwick (3.4 miles).
- Two-storey rear extension in Kempston
- Two-storey rear extension in Kempston Hardwick
- Two-storey rear extension in Sandy
- Two-storey rear extension in Ampthill
- Two-storey rear extension in Flitwick
Other work in Bedford:
FAQ
Two-storey rear extension questions in Bedford
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Do you handle building control in Bedford?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Can you match the brick or stone on my Bedford house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Is the site visit in Bedford free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.