Kitchen Extension Cost Guide 2025: Prices, Breakdown & Trends

Kitchen extensions are still one of the top home upgrades in the UK. They give you more living space and can bump up your property value.

In 2025, a typical kitchen extension costs anywhere from £50,000 to £120,000, depending on size, materials, and how complex the build is.

It’s smart to get a handle on these costs early. That way, you can plan better and (hopefully) dodge any nasty budget shocks down the line.

The price for extending your kitchen swings a lot. Size, design, materials, and even your postcode all play a part.

London and the South East? You’ll pay more—labour and transport just cost extra there. If you’re eyeing a single-storey add-on or a more ambitious double-storey, each choice carries its own price tag and return potential.

From structural costs to those sneaky hidden expenses, knowing what’s involved helps you budget and get the most value. The more you know, the better you can work with extension builders and keep the whole process on track.

Key Takeaways

• Single-storey kitchen extensions usually cost £2,200-£3,300 per square metre, with total costs from £50,000-£120,000.
• Your actual spend depends on the size, materials, structure, and whether you go single or double-storey.
• Always keep a 10-15% contingency fund for surprises like structural issues, planning fees, or utility upgrades.

Average Kitchen Extension Costs in 2025

In 2025, kitchen extension costs land between £2,200 and £3,300 per square metre for single-storey builds. Most projects fall into the £50,000 to £120,000 bracket, depending on what you want and the spec you choose.

Material and labour prices are still high, but at least the market’s steadier than it was a few years ago.

Cost Per Square Metre

Most UK single-storey kitchen extensions in 2025 cost £2,200 to £3,300 per square metre before VAT. That’s the standard way builders price things right now.

Basic extensions start at around £2,200/m², covering standard materials and simple layouts. If you want better finishes or a trickier design, expect to pay about £2,700/m².

Premium extensions can hit £3,300/m² or more, especially if you want high-end materials or complicated builds. Double-storey options run £2,000 to £3,200/m² but usually give you more space for your money.

Location matters. If you’re in London or the South East, labour and transport push up the price.

Price Range by Extension Type

Kitchen extension costs really depend on how big and complex your project is:

Extension Size	Cost Range (excl. VAT)
Small (15-20m²)	£50,000 – £70,000
Medium (20-30m²)	£70,000 – £90,000
Large (30m²+)	£90,000 – £120,000+

Small extensions are best for compact homes and usually stick to basic finishes. They often fall under permitted development, so you might save on planning.

Medium extensions fit family kitchens with dining space. These need more structural work and higher-end materials.

Large extensions create big, open-plan spaces. You’ll need serious structural work and premium features like bi-fold doors or roof lights.

Recent Market Trends

Material prices in 2025 have finally settled a bit, after those wild spikes in previous years. Steel and timber are still about 15% pricier than before 2022, but at least supply chains are behaving.

Skilled trades are in short supply, so labour costs keep creeping up—especially in busy regions. Many builders have hiked day rates by 8-12% year on year.

Planning permission is a bit quicker these days, but building control can still drag in some councils. Most kitchen extensions qualify for permitted development, which helps cut down the red tape.

Energy efficiency rules are tougher now, so you’ll need better glazing and insulation. That adds £2,000-£5,000 to most projects, but hey, it should pay off in the long run.

Key Factors Affecting Kitchen Extension Costs

Three big things drive your kitchen extension cost: size and layout, material choices, and site conditions. Each one can swing your budget up or down.

Size and Layout

Size is the main cost driver. Most kitchen extensions are between 15m² and 30m², or even bigger if you’ve got the space.

Structural work alone costs £2,500-£3,500 per square metre. So, a 20m² extension will set you back £50,000-£70,000 before you even start picking out fixtures.

If you want open-plan living, get ready to pay more. Knocking through walls and adding steel beams for support can add £5,000-£15,000 to your bill.

Single-storey extensions run £1,800-£3,000 per m². Double-storey extensions cost more overall but tend to offer better value per square metre at £2,000-£3,200 per m².

Removing existing walls isn’t cheap. Each wall can cost £1,500-£3,500 to take out, depending on whether it’s load-bearing.

Materials and Specifications

Materials make a huge difference to your costs. What you pick for construction and finishes can really change your final bill.

Basic materials like standard bricks and uPVC windows keep things affordable. Premium choices—think bi-fold doors or natural stone—send costs up fast.

Kitchen units and fittings range a lot too:

• Budget kitchens: £15,000-£25,000 (IKEA, Howdens)
• Mid-range kitchens: £25,000-£50,000 (Wren, Hacker)
• High-end kitchens: £50,000+ (bespoke designs)

Flat roofs are cheaper, but pitched roofs last longer. Skylights and roof windows add £1,000-£3,000 each.

Appliances can eat up your budget. Integrated ones are pricier than freestanding, and if you go for brands like Miele or Sub-Zero, costs can double.

Site Conditions and Access

Your site’s quirks and how easy it is to access matter a lot. Poor access means more labour hours and pricier deliveries.

Foundations are a wildcard. Clay soil, dodgy drainage, or existing foundation problems mean extra groundwork—sometimes £5,000-£15,000 more.

If your house is hard to reach—narrow driveways, terraced rows, no parking—costs can jump 10-20%.

Relocating or upgrading utilities like gas, electrics, or drainage adds £2,000-£8,000 each.

Listed buildings or conservation areas bring extra headaches. You’ll need special materials and approved contractors, which isn’t cheap. Surveys and permissions can tack on another £2,000-£5,000.

If you’re building near a boundary, party wall agreements with your neighbours cost £1,000-£2,000 per property.

Cost Breakdown by Extension Category

Kitchen extensions fall into three main price bands, depending on materials, finishes, and how tricky the build is. Each tier offers something different for your budget and taste.

Basic Kitchen Extensions

Basic extensions cost £2,200 to £2,600 per square metre (excluding VAT). These focus on function, using standard materials and simple designs.

Typical specs:

• Standard brickwork with basic render
• Concrete floor and standard screed
• uPVC windows and doors
• Basic electrics and plumbing
• Plasterboard walls with emulsion paint

A 20m² basic extension usually comes in at £44,000 to £52,000. That covers structure, waterproofing, and basic finishes—but not kitchen units or appliances.

You’ll get a practical space that meets building regs and gives you the extra room you need. Basic extensions are great for straightforward rear builds without fancy features.

Mid-Range Kitchen Extensions

Mid-range builds run £2,600 to £3,100 per square metre, giving you better materials and some nice design upgrades. It’s a sweet spot between quality and cost.

Upgrades you might see:

• Premium brickwork with decorative pointing
• Timber or aluminium-clad windows for better insulation
• Engineered timber floors or quality tiles
• Recessed LED lighting
• Extra insulation above the minimum

A 25m² mid-range extension costs about £65,000 to £77,500. You might get things like roof lanterns, French doors, or some stylish glazing features.

The extra spend usually means a more attractive space, better energy performance, and higher-quality finishes. It can really boost comfort and value.

High-End and Bespoke Designs

Luxury kitchen extensions start at £3,100 per square metre and can go well beyond £4,000 per square metre for really complex builds. These are for those who want top-end materials and unique architecture.

Luxury features often include:

• Large, slim-frame structural glazing
• Natural stone or premium timber flooring
• Full underfloor heating
• Smart home tech throughout
• Bespoke joinery and standout details

High-end projects need specialist contractors and take longer to finish. A 30m² luxury extension can cost £93,000 to £120,000 or more.

These builds often involve complex steelwork, top-grade glazing, and advanced weatherproofing. The result? A stunning space with real wow factor and quality that stands out.

Additional Expenses to Consider

On top of the main build costs, you’ll need to budget for professional fees, permissions, and all the finishing touches. These extras usually add 15-25% to your total and are absolutely essential if you want the project to go smoothly.

Professional and Planning Fees

Architect or design services usually cost 4-8% of your total project budget. For an £80,000 kitchen extension, you’ll pay between £3,200 and £6,400 for design work.

Structural engineers charge anywhere from £950 to £2,500, depending on how complex your project is. Simpler, single-storey extensions fall at the lower end, while builds with steel beams cost more.

Planning and regulatory costs include:

• Planning permission: £86 (as of 2025)
• Building regulations approval: £250-£550
• Party wall agreements: £1,000-£2,500 per affected neighbour

Project management services tack on another 3-5% to your budget. These pros coordinate trades, manage timelines, and deal with compliance headaches.

VAT and Regulatory Costs

VAT hits all labour and materials at 20%. Most contractors quote without VAT, so remember to add this in.

Building control inspections check for safety compliance. Fees depend on your local authority but usually land between £300 and £800 for kitchen extensions.

Additional regulatory expenses may include:

• Site surveys: £400-£800
• Environmental assessments: £500-£1,200
• Utility connections: £300-£1,500 per service

Some projects need specialist reports for drainage, ecology, or heritage. These run £500-£2,000 each, depending on what’s required.

Fittings, Fixtures, and Finishings

Kitchen units and worktops vary wildly in price. Budget £8,000-£15,000 for mid-range options, or £20,000+ if you want something top-notch.

Electrical work covers new circuits, sockets, and lighting. Expect £2,000-£4,000 for a full electrical install in your extension.

Key finishing costs include:

• Flooring: £30-£100 per m² for tiles or engineered wood
• Windows and doors: £3,000-£8,000 for bi-fold doors
• Plumbing: £1,500-£3,500 for new connections
• Decoration: £1,000-£3,000 for painting and final touches

Appliances are another big-ticket expense. Quality integrated appliances can set you back £3,000-£8,000 for a full suite—oven, hob, dishwasher, fridge, the lot.

Planning for Future Price Changes

Building costs swing with the economy, regulations, and labour supply. The UK construction market is set for a modest 4% price uptick by late 2025, after a steep 28% drop from previous highs.

Inflation and Construction Trends

Right now, market conditions favour homeowners planning kitchen extensions. Construction costs have finally settled after those big price drops in recent years.

Key price drivers affecting your project:

• Material costs: Steel and timber prices still jump around because of global supply chains
• Energy prices: Fuel costs feed straight into transport and manufacturing
• Currency fluctuations: Brexit continues to nudge up import costs for building materials

Fixed-price contracts can shield you from mid-project price hikes. Many contractors now offer 6-12 month price guarantees to win your business.

Regional price differences are still real. London projects run 10-20% higher than the national average, while northern England and Scotland can be 10-15% cheaper than the south.

Impact of Sustainability Regulations

New energy efficiency rules will push construction costs up from late 2025. These changes affect both materials and how builders put things together.

Regulatory changes affecting costs:

• Higher insulation standards mean thicker walls
• Better glazing specs drive up window and door prices
• Heat pump compatibility can complicate electrical work

If you install high-performance insulation and triple glazing now, you’ll dodge expensive retrofits later.

Building regulations approval fees might go up to pay for stricter inspections. It’s wise to budget 5-10% extra for compliance beyond the current £250-£550 approval fees.

Labour Market Dynamics

Skilled tradespeople are still in short supply across the UK. Wage inflation is real, especially for specialists like electricians and plumbers who you’ll absolutely need for kitchen work.

Labour market factors:

• Skilled shortage: Not enough qualified builders means higher hourly rates
• Regional competition: Busy areas see premium pricing
• Seasonal demand: Spring and summer jobs cost more

Book your contractors early to lock in current rates. Many builders bump up their prices every quarter to match demand and material costs.

Design-and-build firms with fixed labour costs can give you peace of mind. They absorb wage inflation, so you know what you’re paying for the whole project.

How to Budget and Maximise Value

Good budgeting means setting aside 15-20% as a contingency and estimating every phase as accurately as you can. If you’re strategic with materials and contractors, you can trim costs by 10-15% without cutting corners.

Estimating Your Total Spend

Start with your core extension budget and add a 15-20% contingency for surprises. Foundation problems or utility upgrades pop up more often than you’d think.

Break down your costs into main phases:

• Structural work: 50-60% of the total budget
• Kitchen fixtures and appliances: 25-35%
• Professional fees: 10-15%
• VAT and permits: 5-10%

Work out your per square metre costs for better planning. In 2025, expect £2,500-£3,500 per m² for structural work. A 25m² extension usually costs £62,500-£87,500 just for the shell.

Don’t forget hidden extras like temporary kitchens, storage, or fixing up the garden. These can add £3,000-£5,000 to a typical project.

Always get detailed quotes from at least three contractors. Price swings of 20-30% between quotes are totally normal.

Ways to Save Without Compromising Quality

Time your project right. Construction costs drop 10-15% in winter when demand slows. Material suppliers often give better deals from November to February.

Go for hybrid kitchen solutions—mix affordable carcasses with premium doors. IKEA or Howdens frames with bespoke fronts look high-end at 40% less than custom units.

Keep what works. Leaving plumbing in place can save £2,000-£4,000 on moving pipes. If adjacent flooring’s in good nick, hang onto it.

Pick smart materials that look expensive but aren’t:

• Quartz worktops instead of marble (£200-£400/m² vs £500-£800/m²)
• Engineered wood flooring over solid hardwood
• High-quality laminate doors with soft-close hinges

Let one main contractor coordinate trades instead of juggling them yourself. This usually cuts labour costs by 15-20%.

Investment and Resale Considerations

Kitchen extensions usually raise property value by 10-15% if done well. An £80,000 extension on a £400,000 home could add £40,000-£60,000 in value.

Spend where buyers notice. Splash out on good worktops, integrated appliances, and loads of natural light. Avoid quirky designs that might turn buyers off.

Size does matter for resale. Extensions under 20m² rarely pay off. Go for at least 25-30m² to add real value and usable space.

Think about double-storey options if you can get planning permission. An extra bedroom or bathroom upstairs adds way more value than a single-storey kitchen extension alone.

Don’t cut corners on quality. Bad workmanship or cheap materials stand out in surveys and can drag your sale price below where you started.

Mid-range finishes usually give you the best return. Ultra-budget stuff looks cheap, and high-end luxury rarely pays back the extra spend.

Frequently Asked Questions

Kitchen extension costs in the UK usually fall between £50,000 and £120,000, depending on size and spec. Costs per square metre are generally £1,000 to £3,500, based on location and materials.