Kitchen extensions with bedrooms above in Sandown
If you live in Sandown and need more room without moving, a kitchen extension with bedrooms above is worth a serious look. We handle the drawings, approvals, structure and build.
We take on projects in Sandown by arrangement. Site visits here aren't free as standard, and we'll agree travel costs with you in writing first.
The basics for Sandown at a glance.
- Postcode districts
- PO35 and PO36
- County / area
- The Isle of Wight, England
- Price region
- South East England
- Guide price
- £61,500–£83,000 (£2,200–£2,970 per m²), kitchen units and worktops priced separately
- 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
- Shanklin (1.9 miles), Ventnor (4.4 miles), Ryde (5.4 miles)
- Distance to Newport (Isle of Wight)
- about 6.7 miles
- First visit
- By arrangement
About a kitchen extension with bedrooms above
A kitchen extension with bedrooms above is a two-storey extension designed so the ground floor becomes a larger, usually open-plan kitchen and dining space, with one or two bedrooms or a bathroom on the first floor. It is a natural fit for a two-storey rear extension. The key design issues are the steel beams that open up the house, glazing and ventilation.
Sandown sits about 6.7 miles from Newport (Isle of Wight). Closer to home, Shanklin is 1.9 miles away and Ventnor 4.4 miles.
What it costs in Sandown
For budgeting in Sandown, allow around £61,500–£83,000 (kitchen units and worktops priced separately) for a kitchen extension with bedrooms above with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That's based on £2,200–£2,970 per m² including VAT for South East England. 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 | £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 Sandown
In England, a two-storey rear kitchen extension can be permitted development if it goes no more than 3 m beyond the rear wall of the original house and stays at least 7 m from the rear boundary, with matching materials and roof pitch, outside protected areas. No balconies are allowed. 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 Sandown homes
Bedrooms over a kitchen
Bedrooms above need an escape window or a protected route to the stairs, plus good sound insulation from the kitchen below. We position the stairs, landing and bedroom doors so the new rooms connect naturally to the existing first floor.
Steel beams and the open-plan opening
Removing the old rear wall to make one large room means a steel beam, sometimes several, to carry the first floor and roof. The engineer sizes the steel and its supports, and we decide early whether you want a flush ceiling with the beam hidden or a downstand, as this affects ceiling heights.
How we'd run your project
Visit by arrangement
We agree a visit to your home in Sandown and any travel costs with you in writing first, then look at the structure, access and boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Sandown and deal with any questions from the planning officer.
Technical design
We prepare the building regulations drawings, structural calculations and specification so the build price can be fixed.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about kitchen extensions with bedrooms above in Sandown
How much does a kitchen extension with bedrooms above cost in Sandown?
Our guide for South East England, which covers Sandown, 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 (kitchen units and worktops priced separately). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Who handles building regulations for a project in Sandown?
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.
Which postcodes do you cover around Sandown?
We cover Sandown (PO35 and PO36) and nearby places including Shanklin, Ventnor and Ryde, plus the rest of the Isle of Wight. Visits and projects in Sandown are by arrangement, with travel costs agreed in writing first.
Can I keep using my kitchen during the build?
For part of it. The new structure can be built while your existing kitchen stays in use, but when the rear wall is opened and the new kitchen is fitted there will be several weeks without one. We plan when this happens and help you set up a temporary kitchen elsewhere in the house.
Is it cheaper to build a kitchen extension and bedrooms at the same time?
Yes, in most cases. Building both floors at once means one set of foundations, one roof, one scaffold and one set of approvals. Adding a first floor later means removing the original roof, possibly strengthening the foundations and disrupting the kitchen again. If you think you will need the bedroom, build it now.
Nearby
The same service in neighbouring towns:
Other extensions in Sandown
All two-storey extension services in Sandown · Kitchen extensions with bedrooms above across the Isle of Wight
The quickest next step is a visit. We'll look at your house in Sandown and give you an honest view of the options.