Extension Advice - Where do I start!?

[Jellyphants]

Will try to be brief! We need another bedroom, so we either need to move or extend. If extension comes in cheaper, we'll stay, if not we'll move.

We're in a terrace, but it's not immediately apparent where a 3rd bedroom could go so we need someone to come in and give us some ideas. Plus we'd like to create space downstairs with a side extension.

Is the only way to do this to go to an architect and pay for them to draw up plans, then go to a builder and ask them to cost it up?

I kind of want to know roughly how much it could cost before we pay for someone to draw up plans, otherwise it'll be a waste of money. Does anyone have any advice?

As you can tell we're totally inexperienced when it comes to any kind of building work and don't have the foggiest where to start 😅

Can you post a pic of current floor plan?

Not my words but....
A good rule of thumb for calculating the cost of an extension per square metre is to budget £1,800 - £3,000 per m². This covers standard rooms, whilst lofts, basements, kitchens, and bathrooms cost more. (Feb 2024)

@Jellyphants It used to be £1500pm2 for extensions, but @TwoLeftSocksWithHoles has posted that is higher now and will depend on complexity, access, type of finish etc and of course area as to the actual costs.

As a start I would look at the government planning portal and see what is possible within permitted dev. Secondly wandering around the local area and see if there are similar houses with side return extensions, loft conversions. If you are able to see any houses from the back you could also see if they have single or double height extensions.

Go onto you local council's planning portal, they will list all approved planning applications, you will be able to access all the documents and plans for the applications, the plans may give you an idea of what is possible. It will also give you names of local architects/builders.

Use google map to see if other houses have had extensions, that will give you an indication of if planning will be approved if outside of permitted dev.

As has been suggested if you can post floor plans that would be a help for further ideas.

Remember if comparing prices for extending v moving to factor in stamp duty costs of another property.

Thanks all for your advice.

I have no floor plan to hand but it’s a standard 2 bed terrace if you can imagine that layout.

It’s difficult to compare directly with other houses in the area as our house is slightly unusual and there are no more like it that I’ve seen nearby. It’s in a row of 5 and none of the others have ever been extended (I doubt anyone has ever needed to as my neighbours are all families with 1 child or couples/singles so I guess no one has ever needed the extra space).

Thanks I will take a look at the govt planning portal.