If you’re considering expanding your living space, a house extension is one of the most effective ways to add value, functionality, and comfort to your property. For homeowners in Bury, demand for extensions has continued to rise as families seek more room without the stress of moving. However, one of the biggest questions remains: how much does a house extension in Bury cost in 2025?
This guide will break down the average costs, the key factors that influence your budget, and the hidden expenses you should be aware of before starting your project.
Average House Extension Costs in Bury (2025)
The cost of a house extension in Bury depends on size, complexity, and finish. As of 2025, you can expect the following rough averages:
- Single-storey extension: £1,800 – £2,500 per m²
- Double-storey extension: £2,200 – £3,000 per m²
- Rear kitchen extension: £35,000 – £65,000 depending on finishes
- Loft conversion (as an alternative): £25,000 – £50,000
- Garage conversion: £10,000 – £25,000
For a modest single-storey 20m² extension in Bury, prices typically range from £36,000 to £50,000, while a double-storey extension of the same size may fall between £45,000 and £60,000.
Key Factors That Influence Extension Costs
No two extensions are the same, and several elements affect the final bill:
1. Size and Design
The larger the extension, the more materials and labour required. Simple box-shaped extensions are more cost-effective, whereas bespoke designs with lots of glazing, bi-fold doors, or unusual roof structures push costs higher.
2. Type of Extension
- Kitchen extensions are among the most expensive, as they require plumbing, electrics, and high-quality finishes.
- Bedroom or living space extensions are generally cheaper, with fewer technical requirements.
- Double-storey extensions add more square footage for better value per m², but upfront costs are still higher.
3. Materials and Finishes
From budget-friendly bricks to luxury cladding, your material choices heavily influence costs. Similarly, opting for underfloor heating, high-end flooring, or bespoke joinery will increase your spend.
4. Planning Permission and Building Regulations
Most extensions require adherence to building regulations, and some may also need planning permission. Application fees, structural calculations, and professional reports (such as for drainage) all add to costs.
5. Labour Costs in Bury
The North West typically enjoys lower labour rates than London or the South East, but demand in Bury means prices are still competitive. Specialist trades like electricians, plasterers, and roofers will each add to your total.
6. Site Conditions
If your property sits on sloping ground, requires tree removal, or has poor soil conditions, foundation work may cost more. Restricted access for machinery can also increase labour time.
Hidden Fees to Watch Out For
Many homeowners underestimate the additional costs that come with house extensions. Here are some common ones to budget for:
- Architectural fees: £2,000 – £6,000 depending on complexity
- Structural engineer reports: £500 – £1,500
- Planning application fees (if required): £200 – £500
- Party Wall Agreements: £700 – £1,500 per neighbour if applicable
- Utility adjustments: Moving drains, gas meters, or electrical connections can cost thousands
- Landscaping and external works: Driveways, patios, and garden reconfiguration often add £2,000 – £10,000
- Interior finishes: Kitchens, bathrooms, flooring, and decorating can easily double your budget if you choose premium options
These extras mean that a £40,000 project can quickly become £55,000+ if not carefully managed.
How to Keep Costs Under Control
A house extension is a big investment, but there are ways to stay on budget without compromising quality:
- Work with an experienced builder in Bury – Local expertise ensures realistic quotes and fewer surprises.
- Plan thoroughly – Decide on your layout, finishes, and must-haves before work starts to avoid costly changes mid-project.
- Set a contingency fund – Always allow 10–15% of your budget for unexpected expenses.
- Consider phased work – If budget is tight, you can extend first and upgrade finishes later.
- Use permitted development rights where possible – Avoiding a full planning application can save time and money.
Will a House Extension in Bury Add Value?
One of the main reasons homeowners invest in extensions is the long-term financial return. On average, a well-designed extension can increase property value by 10–20%.
- A kitchen extension is highly sought after by buyers, offering the best return.
- A double-storey extension that adds an extra bedroom and bathroom can make your home significantly more desirable.
- Even a small single-storey extension can transform the flow of your home and appeal to future buyers.
For Bury homeowners, where property values are steadily rising, the return on investment is often worth the upfront spend.
Example Extension Costs in Bury
Here’s a quick look at what you might expect for common projects in 2025:
- 4m rear kitchen extension: £48,000 – £60,000
- Two-storey side extension (adding bedroom + bathroom): £55,000 – £75,000
- Small single-storey extension for home office: £25,000 – £35,000
Remember, these are averages – your actual costs will depend on your home, site, and design choices.
Final Thoughts
A house extension in Bury is a major investment, but one that can pay dividends in both lifestyle and property value. In 2025, typical costs range between £1,800 and £3,000 per m², with total budgets starting from around £25,000 for smaller projects and exceeding £70,000 for larger, high-spec builds.
To ensure success, plan carefully, budget realistically, and work with a trusted local builder who understands the challenges and opportunities specific to Bury. By doing so, you’ll gain not just extra space, but a home that truly works for your family’s future.
