UPDATED JULY 2026
What does an extension really cost in Nottingham?
Extension pricing is where most websites go coy. Here are the real numbers, based on current East Midlands build costs. Honest ranges, not teaser rates.
Nottingham extension costs at a glance
| Project | Typical size | Cost range (inc. VAT) |
|---|---|---|
| Single storey rear extension | 20m² (4m x 5m) | £36,000 – £52,000 |
| Small single storey extension | 12m² (3m x 4m) | £22,000 – £32,000 |
| Double storey extension | 40m² over two floors | £60,000 – £88,000 |
| Wrap-around extension | 25–35m² | £45,000 – £90,000 |
| Kitchen extension (incl. kitchen) | 20m² | £45,000 – £75,000 |
| Loft conversion (dormer) | — | £35,000 – £65,000 |
| Garage conversion | — | £12,000 – £25,000 |
Per square metre, budget £1,800 to £2,600 for single storey work in Nottingham at a standard specification. Double storey extensions work out cheaper per square metre (roughly £1,500 to £2,200) because one roof and one set of foundations serve two floors.
What pushes the price up (and down)
- Glazing — bifold or sliding doors and rooflights are the fastest way to add £5,000 to £15,000.
- Kitchens and bathrooms — the fit-out often costs as much as people expect the whole extension to.
- Structural openings — knocking through with a large steel adds £2,000 to £6,000.
- Drains and services — building over or moving drains needs a build-over agreement with Severn Trent and adds cost.
- Spec choices — render, cladding or matching brick; underfloor heating; the difference between £1,800/m² and £2,600/m² is mostly choices like these.
Costs people forget
- Design fees and drawings: £1,200 – £2,500 all in (see our plans and design guide)
- Planning application: £258 (householder)
- Building control fees: £500 – £900
- Structural engineer: £400 – £800
- Party wall agreements (semis and terraces): £0 if neighbours consent, £1,000+ each if surveyors get involved
Frequently asked questions
How much is an extension in Nottingham?
For most homeowners the realistic answer is £36,000 to £60,000 for a single storey extension, or £60,000 to £90,000 for double storey, including VAT but excluding kitchen and bathroom fit-out.
How much does a 3m by 4m extension cost?
A 12m² single storey extension in Nottingham typically costs £22,000 to £32,000 including VAT at a standard specification. Small extensions cost more per square metre because the fixed costs (foundations, roof, access, welfare) spread across less floor area.
Is £40k enough for an extension?
In Nottingham, yes, for a modest single storey extension. £40,000 buys around 15 to 20 square metres at a sensible specification if you avoid expensive glazing and keep the kitchen where it is. In London it would not get far; this is one area where Nottingham homeowners have a genuine advantage.
What is the 50% rule for house extensions?
Under permitted development, extensions and outbuildings must not cover more than half of the land around the original house (as it stood in 1948 or when first built). Go beyond that and you need planning permission regardless of the extension’s size.
Want a number for your actual project?
Free site visits across Nottingham. We measure up and give you a real figure, not a guess.