Extra bedroom and en-suite extensions in Broadstairs

Broadstairs: the key facts for this kind of project.

Postcode districts: CT10
County / area: Kent, England
Price region: South East England
Guide price: £61,500–£83,000 (£2,200–£2,970 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: Ramsgate (1.9 miles), Margate (2.9 miles), Birchington-on-Sea (6 miles)
Distance to Maidstone: about 40.5 miles
First visit: Free, no obligation

About an extra bedroom and en-suite extension

An extra bedroom and en-suite extension is a two-storey extension planned around a new double bedroom with its own shower room on the first floor, with a ground-floor room below. It is one of the most effective ways to add space for a growing family. Nationwide's 2025 research linked adding a double bedroom and bathroom to a three-bed, one-bathroom house with value gains of up to 24%.

Around Broadstairs we also work in Ramsgate, Margate and Birchington-on-Sea, and across the rest of Kent. Postcode district in and near Broadstairs: CT10.

What it costs in Broadstairs

A guide price for Broadstairs: around £61,500–£83,000 (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). That works out at £2,200–£2,970 per m² of new floor space, including VAT at 20%. Keep a contingency of around 10% for things nobody can see until the ground is opened up.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£2,020–£2,730 per m²	£56,500–£76,500
Standard	£2,200–£2,970 per m²	£61,500–£83,000
Premium	£2,640–£3,560 per m²	£74,000–£100,000

Planning and building regulations in Broadstairs

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 Broadstairs homes

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.

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.

How we'd run your project

Free site visit
We visit your home in Broadstairs, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Engineer it
Foundations sized for two floors, steels for any openings, and building control approval, all before anyone starts on site.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about extra bedroom and en-suite extensions in Broadstairs

Who handles building regulations for a project in Broadstairs?

We handle it as part of the project. What's needed in England: building regulations approval (full plans recommended) from the council or a registered building control approver, with a completion certificate at the end. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

How much does an extra bedroom and en-suite extension cost in Broadstairs?

Our guide for South East England, which covers Broadstairs, is £2,200–£2,970 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 £61,500–£83,000 (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.

How long does an extra bedroom and en-suite extension take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils should decide householder applications within 8 weeks of validation), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

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.

How big should a new double bedroom be?

There is no legal minimum size for a bedroom in a house you own, so the test is whether it works. A comfortable double needs room for the bed with space to walk round it, wardrobes and a door that opens freely. We draw furniture on the plans so you can judge the space before anything is built.

Nearby

The same service in neighbouring towns:

Other extensions in Broadstairs

All two-storey extension services in Broadstairs · Extra bedroom and en-suite extensions across Kent

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.