Extra bedroom and en-suite extensions in Ashby-de-la-Zouch
We plan and build extra bedroom and en-suite extensions for homeowners in Ashby-de-la-Zouch and nearby. Every project starts with a free visit and a design stage priced in writing before any work begins.
Ashby-de-la-Zouch: the key facts for this kind of project.
- Postcode districts
- LE65
- County / area
- Leicestershire, England
- Price region
- East Midlands
- Guide price
- £55,000–£74,000 (£1,960–£2,650 per m²), plus £5,500–£11,000 for the en-suite
- Approval route
- It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission.
- Nearest towns
- Swadlincote (4 miles), Coalville (4.6 miles), Shepshed (7.8 miles)
- Distance to Leicester
- about 16.1 miles
- First visit
- Free, no obligation
About an extra bedroom and en-suite extension
This service suits you if you need another bedroom, or want a main bedroom with its own bathroom, without converting the loft or moving. You get a first-floor layout that connects well to your landing, an en-suite designed for plumbing and ventilation, a useful room downstairs, the approvals your nation needs and the build, managed by us and carried out by vetted teams working under S&K.
We cover Ashby-de-la-Zouch (LE65) and the places around it, including Swadlincote (4.0 miles), Coalville (4.6 miles) and Shepshed.
What it costs in Ashby-de-la-Zouch
In the East Midlands, which includes Ashby-de-la-Zouch, we'd expect an extra bedroom and en-suite extension to cost around £55,000–£74,000 (plus £5,500–£11,000 for the en-suite) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), or £1,960–£2,650 per m² including VAT. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £1,800–£2,430 per m² | £50,500–£68,000 |
| Standard | £1,960–£2,650 per m² | £55,000–£74,000 |
| Premium | £2,350–£3,180 per m² | £66,000–£89,000 |
Planning and building regulations in Ashby-de-la-Zouch
In England, an extra bedroom extension at the rear can be permitted development if it goes no more than 3 m beyond the original rear wall and stays 7 m from the rear boundary. Upper side windows, including en-suite windows, must be obscure-glazed and non-opening below 1.7 m. Side or deeper designs need planning permission, costing £548 (or £575 for applications made from 8 December 2026).
Approval in England: Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.
Building regulations: Building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end.
Design points for Ashby-de-la-Zouch homes
Planning the en-suite
An en-suite needs a route for the soil pipe to the drains, enough fall for waste water and an extract fan to the outside under Part F. Placing it over the ground-floor utility or near an existing drain keeps pipework short and hidden.
Connecting to the landing
The new bedroom must be reached from the existing landing, usually through a new opening in the outside wall or by taking part of an existing bedroom as a corridor. We look at the stairs and landing first, because a poor connection can waste much of the new space.
How we'd run your project
Understand the brief
At your home in Ashby-de-la-Zouch we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Ashby-de-la-Zouch.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Finish and certify
Second fix, plastering and making good, then building control's final inspection and the completion paperwork.
Questions about extra bedroom and en-suite extensions in Ashby-de-la-Zouch
How much does an extra bedroom and en-suite extension cost in Ashby-de-la-Zouch?
Our guide for the East Midlands, which covers Ashby-de-la-Zouch, is £1,960–£2,650 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £55,000–£74,000 (plus £5,500–£11,000 for the en-suite). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Which postcodes do you cover around Ashby-de-la-Zouch?
We cover Ashby-de-la-Zouch (LE65) and nearby places including Swadlincote, Coalville and Shepshed, plus the rest of Leicestershire. The first site visit is free.
Do I need planning permission for an extra bedroom and en-suite extension in Ashby-de-la-Zouch?
Ashby-de-la-Zouch is in England, so England planning rules apply. It may be permitted development if it goes no more than 3 m beyond the original rear wall (counting any single-storey part) and stays 7 m from the rear boundary; otherwise it needs planning permission. If in doubt, a lawful development certificate or a planning application gives you certainty before you build.
What goes on the ground floor below a new bedroom?
Whatever suits you: a bigger kitchen, a family room, a study, a utility or a downstairs shower room. The ground floor usually costs about the same whatever it is used for, apart from kitchen units and bathroom fittings, which are priced separately.
Does an extra bedroom add value to my house?
It usually does, though not always by the full cost. Nationwide's 2025 research found that adding a double bedroom to a two-bed house was linked to about 13% higher value, and a double bedroom and bathroom on a three-bed, one-bathroom house up to 24%. Local ceiling prices still apply.
Nearby
Close to Ashby-de-la-Zouch? We work across the area, including:
Other extensions in Ashby-de-la-Zouch
All two-storey extension services in Ashby-de-la-Zouch · Extra bedroom and en-suite extensions across Leicestershire
The quickest next step is a visit. We'll look at your house in Ashby-de-la-Zouch and give you an honest view of the options.