Bedfordshire
Kitchen-diner rear extensions in Bedfordshire
An open-plan kitchen, dining and family room that opens straight onto the garden. Rear extensions in Bedfordshire: we cover 11 towns including Luton, Bedford and Dunstable, with design, approvals and the build under one contract.
For Luton kitchens we plan the extraction route and the island drainage before the slab is poured, so nothing has to be chased in later. Bedfordshire mixes Victorian terraces with 1930s semis, so both side returns and full-width kitchen extensions suit houses here.
How much does a kitchen-diner rear extension cost in Bedfordshire?
Guide prices for a kitchen-diner rear extension in Bedfordshire start from our East of England rate of £2,010–£3,290 per square metre, including VAT. 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 wide × 4 m deep (12 m²) | £24,000–£39,500 |
| 4 m wide × 5 m deep (20 m²) | £40,500–£65,500 |
| 4 m wide × 6 m deep (24 m²) | £48,500–£79,000 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission in Bedfordshire?
English permitted development (Class A) allows a single-storey rear extension of 3 metres on a terraced or semi-detached house and 4 metres on a detached one, measured from the original house, with a maximum height of 4 metres and eaves of no more than 3 metres within 2 metres of a boundary.
If 3 or 4 metres is not enough, England's prior approval route allows 6 metres on a terraced or semi-detached house and 8 metres on a detached house for a single-storey rear extension. Neighbours are consulted, the council decides within 42 days, and the fee is £249, rising to £310 from 8 December 2026.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent.
Where in Bedfordshire do we work?
FAQ
Questions people ask
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
Can I have underfloor heating?
Yes. Wet underfloor heating in the new screed is the usual choice, often with the old room's radiators kept or replaced.
Where does the cooker extraction go?
Through the new wall or roof, ducted to outside. Recirculating hoods are possible but less effective.
Do you cover all of Bedfordshire?
We cover 11 towns and districts in Bedfordshire, including Luton, Bedford and Dunstable.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.