Henley-on-Thames, Oxfordshire
Kitchen-diner rear extension in Henley-on-Thames
An open-plan kitchen, dining and family room that opens straight onto the garden. We design, get the approvals for and build kitchen-diner rear extensions in Henley-on-Thames and the surrounding area, with one contract from the first survey to building control sign-off.
Henley-on-Thames and its postcode districts RG9 are part of our Oxfordshire coverage. We usually keep the working kitchen where the old one was and put the dining table in the new space by the doors, which suits most Henley-on-Thames homes.
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 kitchen-diner rear extension cost in Henley-on-Thames?
In Henley-on-Thames, our guide for a kitchen-diner rear extension is £2,130–£3,470 per square metre including VAT for a standard specification. South East prices run above our West Midlands baseline, mainly on labour rates and clay-soil foundations.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £25,500–£41,500 |
| 4 m wide × 5 m deep (20 m²) | £42,500–£69,500 |
| 4 m wide × 6 m deep (24 m²) | £51,000–£83,500 |
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 kitchen-diner rear extension in Henley-on-Thames?
Here is how the rules in England apply to a kitchen-diner rear extension in Henley-on-Thames.
In England a single-storey rear extension can often be built under permitted development: up to 3 metres beyond the original rear wall of an attached house, or 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres if any part is 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. 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 Henley-on-Thames like to extend?
Henley-on-Thames has a mix of Victorian terraces near the centre and larger Edwardian and inter-war houses further out. Clay soils across much of the South East mean deeper foundations near trees, which we plan for at the survey.
How a kitchen-diner rear extension in Henley-on-Thames comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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.
Kitchen-diner rear extensions near Henley-on-Thames
We also build kitchen-diner rear extensions in nearby Marlow (6.0 miles) and Reading (6.1 miles).
- Kitchen-diner rear extension in Marlow
- Kitchen-diner rear extension in Reading
- Kitchen-diner rear extension in Lower Earley
- Kitchen-diner rear extension in Maidenhead
- Kitchen-diner rear extension in Wokingham
Other work in Henley-on-Thames:
FAQ
Kitchen-diner rear extension questions in Henley-on-Thames
Do I need planning permission for a rear extension in Henley-on-Thames?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
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.
How much does a kitchen-diner rear extension cost in Henley-on-Thames?
As a guide, £2,130–£3,470 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £25,500–£41,500 at that rate. Your written price follows the survey.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Can you match the brick or stone on my Henley-on-Thames house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.