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How much does a house extension cost in 2022?

The prices in this cost guide are accurate, as of 2022

A home extension can add value to your home. It will also create more space, so whether you’re looking to add a bedroom, or make your living room bigger, there are plenty of good reasons to extend your property.

Prices rise the more south you live in the UK, with London having the most expensive rates. The scope of your project will also influence how much you end up spending, alongside a range of other factors, like whether you want a single-storey extension or a conservatory.

You will also need to think about labour prices and the cost of materials. Keep in mind that the prices in this guide will always clarify where a sum includes cost of labour and materials, and where the price is referring to them separately. Lastly, the prices in this guide do not include VAT. Link test here – jump to double-storey extensions.

This cost guide covers all the details you need to start your home extension, and includes:

Single-storey extension costs

This is an anchor link. A single-storey home extension can cost you from as little as £18,000 to upwards of £45,000. The average single-storey extension costs £35,000.
There are plenty of things you can do with a single-storey extension. For instance, with the rise of remote working, you could be looking to build a new office. Or, you might be tired of cooking in a tiny kitchen, and want a bigger, open plan kitchen space.

Whatever your reason for wanting more room, you don’t need to move house to get it. A home extension is more cost-effective, and lets you revolutionise the downstairs space of your home for whatever purpose you have in mind.

Cost of a small, single-storey extension:

If you’re only looking to get a small extension done, (3m x 5m), then a standard extension will cost you around £18,000 – £20,000. If you’re on a tight budget, then on the cheaper end, you could be looking at a bill of around £14,000, whilst at the top end, prices can range from as little as £22,000 to almost £30,000.

Cost of a medium, single-storey extension:

An average, single-storey extension (4m x 6m), will cost you around £35,000. This accounts for good quality materials and the cost of labour. You could opt for cheaper materials, to reduce the cost of the extension to around £28,000 or even a little less. Or you could go with top quality materials, which will cost you upwards of £45,000 to buy and install.

Cost of a large, single-storey extension:

A large, single-storey extension (6m x 8m), will cost you around £55,000. With basic materials, you can lower that price to roughly £48,000 – £50,000, whilst luxury materials can push up the price of your extension to £70,000+, with some costing as much as £100,000 or even more.

The above costs exclude VAT.

An average single-storey extension will take roughly 12-14 weeks to complete, depending on the size of the project, and external factors such as weather and delays in getting materials.

Double-storey extension costs

On average, a standard 60m2 double-storey extension will cost you £100,000. Smaller extensions (30m2) with cheaper materials can cost as little as £40,000, whilst premium quality materials and installation for a large extension (100m2) can reach £200,000, or even more. It all depends on size and quality. Jump lower in the same block.

A two-storey extension will of course cost you more than a single-storey extension, but if you are thinking about getting one, there are plenty of benefits to doing so. This is because a double-storey extension is a really cost-effective way of maximising the space in your house, but in a way that doesn’t steal room from your garden.

They’re also quite easy to install in most detached and semi-detached houses. So if you desperately need space, but don’t want to move homes, then a double-storey extension might be the best fit for you.

To build one, additional costs need to be factored in for scaffolding, structural integration, and changes to the roof.

Side extension costs

The average cost of a side extension is between £35,000 and £45,000.

In most cases, side extensions tend to be quite small, though it depends entirely on how much free space you have to the sides of your house. People like them because they don’t take up garden space, and introduce a lot more natural light.

Side extensions also improve the accessibility of your property, as they often have a door connecting to your outside space. A side extension can be single-storey or double-storey, depending on your budget and preferences.

However, they don’t usually add that much space, as they tend to be quite small in comparison to the other extensions on this list, so do keep this in mind.

To find out how much a side extension could cost you, tell us about your project for a free quote. CTA BUTTON.

Otherwise, take a look below at some average prices for side extensions in the UK.

Cost of a side extension in 2022

Size of extension (metres squared)Low-end materials and installationMid-range materials and installationPremium materials and installation
Small (20m2)£25,000 – £30,000£30,000 – £35,000£35,000+
Medium (25m2)£30,000 – £35,000£35,000 – £45,000£45,000+
Large (35m2)£40,000 – £50,000£50,000 – £60,000£60,000+

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Build a cosy reading nook to relax and escape the outside world?

With a few bookshelves, a comfy chair or sofa, and some plant pots, you could DIY the perfect reading spot.

Ideal for smaller side extensions.

Build a small, guest bedroom for when friends or family stay over?

Away from the main family bedrooms, a side extension guest bedroom is the perfect place to host a guest.

A rear extension will cost you roughly £35,000 to buy and install.

Rear extensions can range quite widely in price, depending on the scope of your project. Image Source

At the back of the property, rear extensions are built into garden areas, and might be a good fit if your home lacks side space, but you have a fairly big garden. They come as single or double-storey, but you could also get a first floor rear extension (on top of an existing single-storey extension), or even a rear extension in your basement.

Rear extensions tend to be the most easy to obtain planning permissions for, since they’re usually hidden from street view and don’t have an impact on the front face of your house.

The cost of a rear extension can range quite a bit:

  • A small (15-20m2) rear extension will cost around £22,000 (low end – £16,000, high end – £25,000)
  • A medium (around 25m2) rear extension will cost roughly £35,000 (low end – £25,000, high end – £40,000)
  • A large (about 50m2) rear extension will cost you roughly £70,000 (low end – £50,000, high end – around £80,000)

It will take roughly 14 weeks to complete a rear extension (between 12 and 16), depending on the size of your project.

A wrap-around extension costs an average of £2,500 per square metre to have installed. This means that it will cost roughly £100,000 to build, though smaller, budget wrap-around extensions can cost as little as £40,000. At the premium level, costs are estimated to be around £180,000.

 An L-Shaped extension (to the rear and side of your house), adds width and depth to your home. Wrap-around extensions are one of the largest types of extension you can have fitted in your home. By combining a rear and side extension, you truly maximise the amount of space you are adding.

Not only do they improve the natural light coming into your home, (especially if you go for large, glass bifold doors), they also give you huge amounts of freedom when it comes to redesigning the layout of your home. Not to mention that they create really good connections with your garden and/or rear of your house.

To have one of these built, you will have to factor in roughly four months of building work, although this will depend on how complex the project is, and its size.

A small wrap-around extension (20 squared metres) could cost:

  • £40,000 for a budget installation
  • £50,000 for standard installation
  • £60,000 for a premium installation

A medium wrap-around extension (40 squared metres) could cost:

  • £80,000 for a budget installation
  • £100,000 for standard installation
  • £120,000 for a premium installation

A large wrap-around extension (60 squared metres) could cost:

  • £120,000 for a budget installation
  • £150,000 for standard installation
  • £180,000 for a premium installation

How much  you pay for your conservatory depends on several factors, in particular the materials you use. However, if you are looking to add space to your home as cheaply as possible, a conservatory might be a good fit, since they’re a lot cheaper to build than home extensions.

Whether or not you go for a conservatory will depend on what you want to achieve with the extra space. Conservatories are less practical for bedrooms or bathrooms due to their glass walls and connection with the garden.

How much you will pay for a conservatory depends on:

  1. How big it is
  2. Its design
  3. If you want it fully glazed, or with a dwarf wall

If you know what you want yours to look like, the below guide will give you a good indication of costs:

For an Edwardian Design

Edwardian DesignSmall (12m2)Medium (14m2)Large (16m2)
Glass + fully glazed£8,700£11,000£13,250
Glass + dwarf wall£10,000£12,750£15,250
Polycarbonate + fully glazed£8,250£10,250£12,250
Polycarbonate + dwarf wall£9,500£12,000£14,250

Edwardian design cost guide for 2022

At the lower end, Edwardian conservatories can cost £5,750, with an upper bracket of £16,000 to have one built in your home.

For a lean-in design

Lean-in DesignSmall (7m2)Medium (8.5m2)Large (10m2)
Glass + fully glazed£7,000£8,250£8,500
Glass + dwarf wall£8,000£9,000£10,000
Polycarbonate + fully glazed£6,500£7,250£8,000
Polycarbonate + dwarf wall£7,500£8,500£9,500

Lean-in design cost guide for 2022

A budget, lean-to conservatory might cost as little as £4,500 if the plan and design is straightforward, whereas you could be looking at £11,000 or more for more complex, bigger projects.

For a P-Shaped design

Lean-in DesignSmall (7m2)Medium (8.5m2)Large (10m2)
Glass + fully glazed£7,000£8,250£8,500
Glass + dwarf wall£8,000£9,000£10,000
Polycarbonate + fully glazed£6,500£7,250£8,000
Polycarbonate + dwarf wall£7,500£8,500£9,500

P-Shaped cost guide for 2022

At the top end for P-Shaped conservatories, you might pay £16,500 or more to get this type of extension.

  • Or, you can also get Victorian conservatories, that range from £6,500 to £15,500
  • Gable fronted conservatories, that range from £6,500 to £16,000
  • Wood conservatories, that cost around £10,000 to £12,000
  • Aluminium conservatories, that cost between £15,000 and £35,000

Dwarf walls cost more than fully glazed ones. The reason for this is that they provide a stronger support for the frame, which is important if you want a thick piece of glass or a tiled roof on your conservatory. They extend from the ground by about a metre, and are the most popular choice for homeowners.

On the other hand, glazed walls are very fashionable, as they offer top to bottom glass facades that look very pretty. However, they’re less safe in terms of security breaches, and are also less well insulated than dwarf walls. To ensure neither of these things becomes a problem, you may need to invest in a thicker glass to keep the heat in, and the intruders out.

There are lots of different kinds of conservatories, with different shapes and sizes costing you a range of prices. You will probably end up paying at least £8,000 for a new conservatory, whilst uPVC orangeries start at around £14,000 and can reach £50,000 or even more for high-end, luxury installations.

A conservatory can take anywhere between 2 and five weeks to build.
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