How Much Does a Home Extension Cost in Bedford? | 2026 Local Guide
With rising house prices and limited availability of larger family homes, many homeowners in Bedford are choosing to extend their properties rather than move. A well-designed home extension can add valuable living space, improve layout and significantly increase property value — but one of the first questions most homeowners ask is: how much will it cost?
This guide explains home extension costs in Bedford, what influences pricing, the different types of extensions available, and what to consider when budgeting for your project in 2025.
Average Home Extension Costs in Bedford
The cost of a home extension varies depending on size, complexity and finish. As a general guide, typical extension costs in Bedford include:
- Single-storey extension: £1,800 – £2,500 per m²
- Double-storey extension: £2,000 – £2,800 per m²
- Rear extension: £30,000 – £60,000+
- Side extension: £35,000 – £70,000+
- Wrap-around extension: £55,000 – £100,000+
These figures provide a rough starting point — final costs depend on several key factors.
What Affects the Cost of a Home Extension?
1. Size and Layout
Larger extensions naturally cost more, but layout also plays a role. Open-plan extensions with fewer internal walls may be more cost-effective than complex layouts with multiple rooms.
2. Type of Extension
Different extension types come with different cost implications:
- Single-storey extensions are usually the most affordable
- Double-storey extensions add more space but require additional structural work
- Wrap-around extensions offer maximum transformation but come at a higher cost
3. Ground Conditions and Foundations
Groundworks and foundations can significantly affect costs, particularly if:
- Deeper foundations are required
- Drainage needs relocating
- Ground conditions are poor
A site assessment helps identify these issues early.
4. Structural Work
Extensions often involve:
- Removing internal walls
- Installing steel beams (RSJs)
- Altering roof structures
Structural changes increase complexity and cost but are often essential for modern layouts.
5. Specification and Finishes
Internal finishes have a big impact on final cost, including:
- Flooring and tiling
- Kitchen units and appliances
- Bathrooms and fittings
- Doors, windows and glazing
Choosing mid-range finishes can help balance quality and budget.
Do You Need Planning Permission for an Extension in Bedford?
Many home extensions fall under Permitted Development, meaning planning permission may not be required if size and design limits are met.
Planning permission is more likely to be required for:
- Double-storey extensions
- Extensions close to boundaries
- Properties in conservation areas
- Side or front extensions
Regardless of planning permission, Building Regulations approval is always required.
Single-Storey vs Double-Storey Extensions: Cost Comparison
Single-Storey Extensions
- Lower overall cost
- Shorter build time
- Ideal for kitchens and living areas
Double-Storey Extensions
- Higher initial cost
- Better cost per square metre
- Adds bedrooms and bathrooms
Choosing between the two often depends on budget, space needs and long-term plans.
How Long Does a Home Extension Take?
Typical build times include:
- Single-storey extension: 8–12 weeks
- Double-storey extension: 12–20 weeks
Timescales depend on project complexity, weather conditions and material availability.
How Much Value Can an Extension Add in Bedford?
A well-designed extension can add 15–25% to a property’s value, especially when it:
- Creates open-plan living space
- Adds bedrooms or bathrooms
- Improves layout and natural light
In family-friendly areas of Bedford, extensions are often seen as a strong long-term investment.
Budgeting Tips for Your Extension Project
To keep your extension on budget:
- Define your requirements early
- Allow a contingency of 10–15%
- Prioritise structure and layout over finishes
- Get detailed, itemised quotes
- Work with an experienced local builder
Clear planning reduces unexpected costs.
Why Use a Local Bedford Builder for Your Extension
A local builder offers:
- Knowledge of Bedford housing styles
- Familiarity with local planning requirements
- Reliable project management
- Established relationships with local suppliers
Local experience helps ensure your extension is delivered efficiently and to a high standard.
Final Thoughts
Understanding home extension costs in Bedford is essential before starting your project. While prices vary depending on size and specification, careful planning and professional advice can help you achieve the best results within your budget.
Whether you’re extending for extra space, modern living or long-term value, a well-planned home extension remains one of the most effective ways to improve your property in 2025.