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Transform your kitchen into the hub of the home from £41,288

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By Emily Rivers
Last updated 4th March 2026

Kitchen extensions are becoming increasingly popular as homeowners look to create open-plan kitchen diners that become the ultimate sociable space. Plus, they can add value to a property so can be a great investment. But how much do they cost? We explain everything in this guide.

How much does a kitchen extension cost?

Kitchen extension costs in the UK can range from £20,000 to as much as £200,000. How much you’ll spend depends on various factors, including the type of extension you choose, the size, the complexity of the design and where you live, but here are some average costs to expect:

Type of kitchen extension

Average cost

Side return extension (30m2)

£68,000

Rear extension (30m2)

£64,000

Wraparound extension (45m2)

£101,850

These prices are excluding VAT and are averages for the whole country. At HaMuch, we use our database of hourly and daily rates to help you estimate kitchen extension costs for your area. Take a look at the table further down the page to get an idea of how much a kitchen extension will cost in your nearest town or city.

Kitchen extension cost

Kitchen extension cost per m2

The cost per square metre for a kitchen extension typically ranges from £1,500 to £3,000 or more, depending on factors such as the complexity of the design, quality of materials and your location. Basic extensions with standard finishes may fall towards the lower end of the cost spectrum, while more extensive projects or those involving premium materials and bespoke features may command higher prices.

What affects the cost of a kitchen extension?

There are several factors that can affect the cost of a kitchen extension:

  • Size: As you’d expect, the bigger the extension, the more it will cost. However, you may find that the cost per m2 goes down on larger extensions.

  • Complexity: The more complex your design, the more expensive your kitchen extension will be.

  • Choice of materials and finishes: If you choose high-end fixtures and finishes, you’ll pay more than if you choose budget materials. However, premium materials may increase the value of your property more than lower-end materials.

  • Structural alterations and reinforcements: If you’re removing load bearing walls, you’ll need to factor in the cost of reinforcements such as RSJs. It’s important not to cut corners on structural reinforcements as they are what keeps your property stable.

  • Planning permission: Many kitchen extensions will fall under permitted development, so you won’t need to apply for planning permission. But if you do, the average application costs £300.

  • Additional features and amenities: If you want to add extra or more premium features to your kitchen extension, like skylights or bifold doors, expect to pay more. Adding extra amenities like downstairs toilets will also increase the cost as you’ll need new plumbing.

  • Your location: Labour and material costs vary across the country. If you live in London or the south east, you’ll pay more than those living in other areas.

Types of kitchen extension

The type of kitchen extension that’s right for you will depend on your budget, your type of property and how much additional space you want. Your builder will be able to advise on the best type of kitchen extension for your property:

Side return

Side return extensions are ideal for terraced properties with unused space at the side. While they’re often only small extensions, they can help add a huge amount of space to your kitchen for a relatively low cost compared with other extension types.

Side return extensions are ideal for adding more light to your kitchen with skylights and bifold or sliding doors. They also have the benefit of not eating into your garden, which is ideal if your garden space is already limited.

Rear

Rear extensions are perfect if you don’t have space for a side return or you want to add more space than a side return extension would allow. However, they obviously extend into your garden, so consider how much of your garden you’re willing to lose.

Rear extensions are ideal if you want to add a lot of extra space for a kitchen diner or fully open-plan living area. They can also create a great blend of the inside and outside with big bifold doors.

Wraparound

Get the best of both worlds with a wraparound kitchen extension that combines a side and rear extension. You can add much more space with a wraparound extension, creating a dream kitchen diner that becomes the hub of the home.

How long does it take to do a kitchen extension?

How long it takes to complete a kitchen extension depends on its size, complexity, the weather conditions and availability of materials and labour.

On average, a basic side return kitchen extension may take around 2 to 3 months to complete, while larger or more intricate projects like wraparound extensions may take 6 months or more.

Does a kitchen extension add value?

Yes, a well-designed and professionally executed kitchen extension can significantly increase the value of your property. By expanding living space, enhancing functionality and improving the look of your home, a kitchen extension appeals to potential buyers and commands a higher resale value.

However, it’s always best to consider a kitchen extension as a lifestyle choice as opposed to a pure investment, as you may not always get your money back. But even if you don’t make money on your kitchen extension, it’s still more likely to attract buyers and help you sell your home quicker.

How to do a kitchen extension on a budget

If you know you need the extra space but don’t have a huge budget for your kitchen extension, there are a few things you can do to get a great kitchen extension on a budget:

  • Avoid planning permission: Only extend as much as you are allowed under permitted development rights so you don’t have to pay for planning permission.

  • Keep it simple: Keep your design simple to keep building and material costs down.

  • Use standard fittings and affordable brands: Stick to standard-size door and window frames to avoid bespoke or custom-made products, and use well-known but mid-range brands for your fixtures.

  • Keep your neighbours on side: Party wall surveyors can cost thousands to draw up if your neighbours object to your plans. Keep your neighbours in the loop by showing them your drawings early, so when you notify them officially they don’t object.

  • Manage the project yourself: Some people prefer to use an architect to draw up the plans for their kitchen extension and then manage the project from start to finish. This could cost up to 25% of the build cost, so if you have a simple extension design you may be able to draw up plans with your builder then manage the project yourself.

Can I extend my kitchen without planning permission?

Yes, in many cases, you can extend your kitchen without planning permission. You just need to ensure that your extension meets the requirements for permitted development. For your extension to be considered permitted development, you’ll have to meet the following conditions:

  • The property hasn’t been extended since 1st July 1948

  • Your property isn’t in a conservation area

  • It’s a house, not a flat

There are also rules for permitted development, including:

  • The extension can’t use more than half the land surrounding the original building

  • The extension can’t be taller than the tallest part of the original building

  • The height of the eaves can’t exceed 3 metres once the extension comes within 2 metres of a boundary

If you’re unsure about whether your kitchen extension can be built under permitted development rights, make sure you speak to your local authority before going ahead. If you build an extension without planning permission, they can fine you or even force you to tear it down.

Do I need an architect for a kitchen extension?

While you don’t legally need an architect for a kitchen extension, it’s often a good idea to use one. Architects bring expertise in design, planning regulations and structural considerations, ensuring your extension meets building regulations and maximises space effectively.

To save money on an architect, you could engage them only for drawing up the plans. Architects usually charge between 5-12% of the construction cost for this, so it’s cheaper than using them to manage the whole project.

That being said, if you are planning a small or simple extension, you may be able to draw up plans with your builder to save money.

Can I build on top of my kitchen extension?

Yes, it's possible to build on top of your existing kitchen extension, which is known as a double or two storey extension. Before you go ahead, you’ll need to check that the foundations are adequate to withstand an additional floor. Make sure you have structural assessments done and speak to an architect to determine whether it’s feasible to build on top of your kitchen extension.

If you’re ready to compare quotes for your kitchen extension, post your job on HaMuch now. We’ll send it to extension builders in your area who will be happy to help.


Estimates for common extension builder jobs;

JobEstimate
Cost to underpin a house£17,000
Build a two storey extension£90,000
Cost to build a timber frame extension£29,000
Cost to build a swimming pool£82,000
Cost to build a single storey extension£60,000
Cost to build a side return extension£65,000
Cost to Install an RSJ£1,075
Build an outbuilding£10,000
Cost to build a mansard loft conversion£60,000
Cost of a loft conversion£43,000
Cost to build a kitchen extension£50,000
Build a hip to gable loft conversion£47,500
Build a granny annexe£90,000
Build a garden office£10,000
Cost of a garage conversion£15,000
Build a new garage£18,500
Cost to build a flat roof extension£21,700
Cost to build a dormer loft conversion£42,000
Lay a concrete foundation£6,250
Cost of a bungalow loft conversion£30,000
Basement conversion cost£43,000
2. Enter postcode to get estimate
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Rates for other trades

Appliance Repair Specialist
Bathroom Fitter
Builder
Carpenter and Joiner
Cleaner
Conservatory Specialist
Door Fitter
Drain Specialist
Driveway Specialist
Electrician
Extension Builder
Fencer
Fire and Security Specialist
Flooring Specialist
Gardener
Handyman
Heating Engineer
Kitchen Fitter
Landscaper
Painter and Decorator
Patio and Path Specialist
Plasterer
Plumber
Removals and Storage
Roofer
Tiler
Window Fitter
Build a kitchen extension cost in the UK
Build a kitchen extension cost in the UK (excluding VAT or callout charges)
Location in UKBuild a kitchen extension cost
Build a kitchen extension near London£42,192
Build a kitchen extension near Birmingham£41,816
Build a kitchen extension near Glasgow£42,064
Build a kitchen extension near Leeds£41,888
Build a kitchen extension near Liverpool£41,856
Build a kitchen extension near Sheffield£42,240
Build a kitchen extension near Edinburgh£42,136
Build a kitchen extension near Manchester£41,888
Build a kitchen extension near Belfast£41,288
Build a kitchen extension near Bristol£42,048
Build a kitchen extension near Leicester£41,728
Build a kitchen extension near Cardiff£41,752
Build a kitchen extension near Coventry£41,776
Build a kitchen extension near Bradford£41,784
Build a kitchen extension near Nottingham£41,928
Build a kitchen extension near Newcastle Upon Tyne£41,864
Build a kitchen extension near Brighton and Hove£42,008
Build a kitchen extension near Derby£41,824
Build a kitchen extension near Hull£41,784
Build a kitchen extension near Plymouth£41,840
Build a kitchen extension near Stoke-on-Trent£41,808
Build a kitchen extension near Southampton£41,944
Build a kitchen extension near Northampton£41,920
Build a kitchen extension near Wolverhampton£41,784
Build a kitchen extension near Luton£42,208
Build a kitchen extension near Portsmouth£41,984
Build a kitchen extension near Reading£42,128
Build a kitchen extension near Norwich£41,600
Build a kitchen extension near Milton Keynes£42,104
Build a kitchen extension near Bournemouth£42,056
Build a kitchen extension near Aberdeen£42,416
Build a kitchen extension near Peterborough£42,240
Build a kitchen extension near Bolton£41,752
Build a kitchen extension near Swindon£41,904
Build a kitchen extension near Southend-on-Sea£41,984
Build a kitchen extension near Warrington£41,776
Build a kitchen extension near Oxford£42,120
Build a kitchen extension near Swansea£41,832
Build a kitchen extension near Sunderland£42,008
Build a kitchen extension near Slough£42,192
Build a kitchen extension near Kingswood£42,056
Build a kitchen extension near Telford£41,928
Build a kitchen extension near Cambridge£42,168
Build a kitchen extension near Ipswich£41,880
Build a kitchen extension near Blackpool£41,672
Build a kitchen extension near Middlesbrough£41,880
Build a kitchen extension near Dundee£42,280
Build a kitchen extension near Huddersfield£41,792
Build a kitchen extension near York£41,832
Build a kitchen extension near Poole£42,000
Build a kitchen extension near Watford£42,224
Build a kitchen extension near Newport£41,864
Build a kitchen extension near Colchester£41,840
Build a kitchen extension near Exeter£41,768
Build a kitchen extension near Blackburn£41,976
Build a kitchen extension near Crawley£42,040
Build a kitchen extension near Gloucester£41,872
Build a kitchen extension near Stockport£41,872
Build a kitchen extension near Basingstoke£42,192
Build a kitchen extension near Basildon£42,008
Build a kitchen extension near Cheltenham£42,000
Build a kitchen extension near Gateshead£41,872
Build a kitchen extension near Worthing£42,008
Build a kitchen extension near Rochdale£41,768
Build a kitchen extension near Oldham£41,824
Build a kitchen extension near Chelmsford£42,064
Build a kitchen extension near Birkenhead£41,856
Build a kitchen extension near Maidstone£42,040
Build a kitchen extension near Gillingham£42,024
Build a kitchen extension near Salford£41,904
Build a kitchen extension near Solihull£41,848
Build a kitchen extension near St Helens£41,792
Build a kitchen extension near Worcester£41,744
Build a kitchen extension near Lincoln£41,856
Build a kitchen extension near West Bromwich£41,816
Build a kitchen extension near Eastbourne£41,960
Build a kitchen extension near Wakefield£41,920
Build a kitchen extension near Wythenshawe£41,832
Build a kitchen extension near Bedford£42,224
Build a kitchen extension near Hemel Hempstead£42,160
Build a kitchen extension near Preston£41,752
Build a kitchen extension near Stevenage£42,256
Build a kitchen extension near Southport£41,584
Build a kitchen extension near Bath£41,992
Build a kitchen extension near Harlow£42,304
Build a kitchen extension near Sutton Coldfield£41,824
Build a kitchen extension near Darlington£41,776
Build a kitchen extension near Chester£41,760
Build a kitchen extension near Hastings£41,968
Build a kitchen extension near Nuneaton£41,800
Build a kitchen extension near Halifax£41,944
Build a kitchen extension near Hartlepool£41,888
Build a kitchen extension near Aylesbury£42,160
Build a kitchen extension near Doncaster£41,904
Build a kitchen extension near Grimsby£41,968
Build a kitchen extension near Wallasey£41,888
Build a kitchen extension near Londonderry£41,520
Build a kitchen extension near Stockton-on-Tees£41,808
Build a kitchen extension near Weston-super-Mare£42,024
Build a kitchen extension near High Wycombe£42,176
Build a kitchen extension near Ashford£42,048
Build a kitchen extension near Redditch£41,872
Build a kitchen extension near Wigan£41,752
Build a kitchen extension near Scunthorpe£41,656
Build a kitchen extension near Bury£41,760
Build a kitchen extension near Paisley£42,072
Build a kitchen extension near Bracknell£42,288
Build a kitchen extension near Burnley£41,752
Build a kitchen extension near Rugby£41,792
Build a kitchen extension near Guildford£42,384
Build a kitchen extension near Carlisle£41,632
Build a kitchen extension near Chatham£42,032
Build a kitchen extension near East Kilbride£41,976
Build a kitchen extension near Newcastle-under-Lyme£41,824
Build a kitchen extension near Chesterfield£42,056
Build a kitchen extension near Burton upon Trent£42,040
Build a kitchen extension near Tamworth£42,304
Build a kitchen extension near Shrewsbury£41,992
Build a kitchen extension near Woking£42,216
Build a kitchen extension near St Albans£42,304
Build a kitchen extension near Harrogate£41,800
Build a kitchen extension near Crewe£41,792
Build a kitchen extension near South Shields£42,056
Build a kitchen extension near Craigavon£41,448
Build a kitchen extension near Stafford£41,792
Build a kitchen extension near Rotherham£42,056
Build a kitchen extension near Barnsley£41,936
Build a kitchen extension near Lowestoft£41,576
Build a kitchen extension near Walsall£41,808
Build a kitchen extension near Gosport£41,968
Build a kitchen extension near Dartford£42,184
Build a kitchen extension near Bognor Regis£41,976
Build a kitchen extension near Corby£41,712
Build a kitchen extension near Paignton£41,776
Build a kitchen extension near Maidenhead£42,184
Build a kitchen extension near Rochester£42,032
Build a kitchen extension near Ellesmere Port£41,712
Build a kitchen extension near Loughborough£42,096
Build a kitchen extension near Dudley£41,800
Build a kitchen extension near Bangor£41,464
Build a kitchen extension near Dewsbury£41,960
Build a kitchen extension near Mansfield£42,096
Build a kitchen extension near Margate£41,664
Build a kitchen extension near Kettering£41,896
Build a kitchen extension near Cannock£41,816
Build a kitchen extension near Sale£41,880
Build a kitchen extension near Taunton£41,936
Build a kitchen extension near Runcorn£41,824
Build a kitchen extension near Farnborough£42,184
Build a kitchen extension near Tynemouth£42,056
Build a kitchen extension near Hereford£41,824
Build a kitchen extension near Halesowen£41,816
Build a kitchen extension near Widnes£41,760
Build a kitchen extension near Huyton with Roby£41,920
Build a kitchen extension near Scarborough£41,872
Build a kitchen extension near Gravesend£42,080
Build a kitchen extension near Bebington£41,776
Build a kitchen extension near Kidderminster£41,672
Build a kitchen extension near Stourbridge£41,784
Build a kitchen extension near Barry£41,744
Build a kitchen extension near Smethwick£41,808
Build a kitchen extension near Dunfermline£42,280
Build a kitchen extension near Livingston£42,048
Build a kitchen extension near Weymouth£42,080
Build a kitchen extension near Brentwood£42,048
Build a kitchen extension near Barrow-in-Furness£41,632
Build a kitchen extension near Hamilton£41,728
Build a kitchen extension near Canterbury£41,856
Build a kitchen extension near Wellingborough£42,008
Build a kitchen extension near Sittingbourne£41,968
Build a kitchen extension near Macclesfield£41,896
Build a kitchen extension near Bootle£41,880
Build a kitchen extension near Carlton£41,936
Build a kitchen extension near Esher£42,192
Build a kitchen extension near Clacton-on-Sea£41,856
Build a kitchen extension near Lancaster£41,688
Build a kitchen extension near Beeston£41,888
Build a kitchen extension near Banbury£41,912
Build a kitchen extension near Torquay£41,784
Build a kitchen extension near Folkestone£41,864
Build a kitchen extension near Kingswinford£41,768
Build a kitchen extension near Bloxwich£41,800
Build a kitchen extension near Bridgend£41,600
Build a kitchen extension near Welwyn Garden City£42,144
Build a kitchen extension near Lisburn£41,312
Build a kitchen extension near Leamington Spa£41,696
Build a kitchen extension near Washington£42,008
Build a kitchen extension near Tunbridge Wells£42,064
Build a kitchen extension near Kirkcaldy£42,368
Build a kitchen extension near Hinckley£41,792
Build a kitchen extension near Durham£42,136
Build a kitchen extension near Cumbernauld£41,872
Build a kitchen extension near Wokingham£42,240
Build a kitchen extension near Horsham£42,120
Build a kitchen extension near Crosby£41,784
Build a kitchen extension near Yeovil£42,352
Build a kitchen extension near Thundersley£42,008
Build a kitchen extension near Altrincham£41,824
Build a kitchen extension near Willenhall£41,800
Build a kitchen extension near Christchurch£42,008