Extra bedroom and en-suite extensions in Shortlands
Adding an extra bedroom and en-suite extension in Shortlands gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in England.
Quick reference for homeowners in Shortlands.
- Postcode districts
- BR2
- County / area
- Greater London, England
- Price region
- London
- Guide price
- £67,000–£90,500 (£2,400–£3,240 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
- Bromley (0.6 miles), Beckenham (1.4 miles), Bickley (1.8 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 Shortlands (BR2) and the places around it, including Bromley (0.6 miles), Beckenham (1.4 miles) and Bickley.
What it costs in Shortlands
Using our London rates, an extra bedroom and en-suite extension with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £67,000–£90,500 (plus £5,500–£11,000 for the en-suite), including VAT. Bigger or more glazed designs cost more per m². Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.
| Spec | Per m² | A 4 m × 3.5 m footprint on two floors (28 m² of new floor space) |
|---|---|---|
| Essential | £2,210–£2,980 per m² | £62,000–£83,500 |
| Standard | £2,400–£3,240 per m² | £67,000–£90,500 |
| Premium | £2,880–£3,890 per m² | £80,500–£109,000 |
Planning and building regulations in Shortlands
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 Shortlands 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.
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 Shortlands we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Get it approved
Once you're happy with the design we submit it to the council for Shortlands and deal with any questions from the planning officer.
Detail and price
Construction drawings, engineer's calculations and building control sign-off, then a written fixed price for the build.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about extra bedroom and en-suite extensions in Shortlands
Which postcodes do you cover around Shortlands?
We cover Shortlands (BR2) and nearby places including Bromley, Beckenham and Bickley, plus the rest of Greater London. The first site visit is free.
Who handles building regulations for a project in Shortlands?
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.
Do I need planning permission for an extra bedroom and en-suite extension in Shortlands?
Shortlands 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.
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
Nearby towns we cover for extra bedroom and en-suite extensions:
Other extensions in Shortlands
All two-storey extension services in Shortlands · Extra bedroom and en-suite extensions across Greater London
Book a free site visit in Shortlands and we'll tell you what's possible, what approvals you need and what the design stage would cost.