Extra bedroom and en-suite extensions in Leamington Spa

The basics for Leamington Spa at a glance.

Postcode districts: CV31, CV32, CV33 and CV47
County / area: Warwickshire, England
Price region: West Midlands
Guide price: £56,000–£75,500 (£2,000–£2,700 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: Warwick (2.7 miles), Kenilworth (5.2 miles), Coventry (8.4 miles)
Distance to Nuneaton: about 16.6 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 Leamington Spa (CV31, CV32, CV33 and CV47) and the places around it, including Warwick (2.7 miles), Kenilworth (5.2 miles) and Coventry.

What it costs in Leamington Spa

A guide price for Leamington Spa: around £56,000–£75,500 (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 £2,000–£2,700 per m² of new floor space, including VAT at 20%. Design fees, structural calculations and approval fees are separate and listed on our prices page.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,840–£2,480 per m²	£51,500–£69,500
Standard	£2,000–£2,700 per m²	£56,000–£75,500
Premium	£2,400–£3,240 per m²	£67,000–£90,500

Planning and building regulations in Leamington Spa

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 Leamington Spa homes

Sound and privacy

Bedrooms above a kitchen or family room benefit from an insulated floor to reduce noise. Side-facing upstairs windows usually have to be obscure-glazed, so we place the main bedroom window to the rear and the en-suite window to the side where possible.

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

Visit and first ideas
One of our team visits your house in Leamington Spa, checks the walls, roof and drains, and sketches out options with you.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in England before drawing in detail.
Fixed price in writing
With approved drawings and calculations, we give you a fixed build price and a programme you can plan around.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about extra bedroom and en-suite extensions in Leamington Spa

Which postcodes do you cover around Leamington Spa?

We cover Leamington Spa (CV31, CV32, CV33 and CV47) and nearby places including Warwick, Kenilworth and Coventry, plus the rest of Warwickshire. The first site visit is free.

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

Our guide for the West Midlands, which covers Leamington Spa, is £2,000–£2,700 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 £56,000–£75,500 (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.

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.

Can an en-suite go in a room with no window?

Yes. A shower room without a window is allowed, provided it has a mechanical extract fan to the outside that meets Part F. Many people prefer a window for daylight, but if it faces a neighbour it will usually need obscure glass. We plan the extract route early so the duct is hidden.

Nearby

Close to Leamington Spa? We work across the area, including:

Other extensions in Leamington Spa

All two-storey extension services in Leamington Spa · Extra bedroom and en-suite extensions across Warwickshire

Book a free site visit in Leamington Spa and we'll tell you what's possible, what approvals you need and what the design stage would cost.