House extensions for every budget: £50,000-£90,000

Renovation expert Michael Holmes looks at ways you could extend your home with a budget of £50,000-£90,000

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With this much to spend, you could undertake larger scale extensions or take on a unique build to totally transform your home life. Below, we list some of the options.

A kitchen extension

Adding a kitchen extension is the perfect opportunity to improve the entire ground floor of your home, with a simple change of layout, the introduction of natural light and the addition of appliances that could make your life easier

Love the look of our lead shot? Pamela and David Grant demolished a traditional conservatory at the rear of their 1920s semi in Edinburgh to make way for their contemporary open-plan kitchen/breakfast room (top). The 48m² project cost £1,720 per m² – just over £82,000 in total – and includes a garden room and toilet as well as the kitchen extension. The kitchen extension has a steel structure and large areas of glass, including a roof light which spans the width of the building. The couple say the new space has totally reorientated the house and the way they live in it.

a white and bright kitchen extension opening to the garden

(Image: © Malcolm Menzies)

Detached-house loft extensions

Extending the loft on a large semi-detached house and converting the existing roof space will cost £850–£1,450 per m² and, at this budget level, you could add two good-sized bedrooms and a bathroom, or one very generous master suite with dressing and shower rooms. In England, quite substantial loft conversions are still covered by permitted development rights. Larger conversions and those involving the addition of a window facing the highway will require planning consent. Building regs apply to all work.

If you have space up top, use it to create extra rooms, or a stunning master suite

(Image: © Clear Architects)

Two-storey side or rear extensions

Two-storey extensions can cost £1,050-£1,450 per m², so with this budget you could extend by at least 35m² — sufficient space to add a large kitchen and/or living room extension on the ground floor with two new bedrooms and a bathroom above. A large two-storey extension is likely to require a planning application, so approach your local authority about this and for its advice on building regs.

Zinc clad glass box side extension

(Image: © Des Ewing Residential Architects)

Side-return extensions

A classic way to enlarge a Victorian/Edwardian semi-detached or terraced house is to extend straight out at the rear across the full width of the property, filling in the alley alongside the kitchen – often referred to as the side return. This is frequently combined with a second-storey extension above the original kitchen, creating an additional bedroom. 

(Image: © David Parmiter)

This type of build involves opening up both the original rear and side walls of the kitchen at the back of the house, inserting steel beams so the new and old spaces become one. Such a project may also involve adding a small downstairs cloakroom/utility room and diverting the existing drains with the addition of a new inspection chamber in the garden. 

While a single storey may come under permitted development rights in England, extending on two storeys and right up to the boundary is likely to require planning permission wherever you live. As usual, remember that building regs must be observed.

Frameless glass extensions

Glass extensions is very impressive and can work with any style of building, but it can cost £3,000-£4,000 per m². A large budget should be sufficient to pay for an extension measuring 15-20m², enough for a small dining room at the back or side of a property. Because of the specialist engineering involved, it is perhaps best to hire a specialist design-and-build firm – try GlasSpace or IQ Glass. They will handle building regs and a small extension is unlikely to require planning consent.

luxurious glass box kitchen extension with frameless glazing

(Image: © Gregory Phillips Architects)

Basement extensions

Digging out a basement area beneath your house is just about the most expensive way to extend, but in a high-value area and with all other options exhausted, it may be the best option. At a typical cost of £3,000-£4,000 per m² including light wells, even such a large budget will not go very far, creating perhaps a 15-20m² basement – ideal for an office or games room. 

For a design-and-build firm, try Orbital Basements or The London Basement Company. For information on cellar conversions and basement extensions in general, contact The Basement Information Centre.

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