Dreaming about expanding your kitchen but feeling unsure about the budget? You’re not alone! Kitchen extensions are an exciting way to transform your home, adding space, style, and value. But knowing how much to budget can be tricky. To simplify your planning, here’s a clear, practical breakdown of kitchen extension costs in the UK for 2025.
Average Kitchen Extension Cost in 2025
For a typical single-storey kitchen extension, expect to pay between £2,200 and £3,300 per square metre, excluding VAT. Kitchens are a bit pricier compared to standard room extensions because they require extra structural work, plumbing, electrical services, and fit-out details.
- Low-range (basic finishes): £50,000 – £70,000 (15–20 m²)
- Mid-range (quality finishes): £70,000 – £90,000 (20–30 m²)
- High-end (premium finishes): £90,000 – £120,000+ (30 m²+)
Cost by Extension Type
- Rear Single-storey: Around £78,000 for a 30 m² extension (average £2,606/m²).
- Side-return: Costs vary greatly based on location. Expect around £2,800 – £3,100/m² outside London, but as high as £6,500/m² inside the capital due to complex steelwork.
- Wrap-around (L-shaped): Typically about £93,000, roughly £2,585 per m². Prices are higher in London, ranging from £75,000 to £145,000.
- Double-storey: Typically adds 50-60% more than single-storey extensions, averaging around £2,275/m².
Kitchen Fit-out Costs
Beyond the structure, fitting out your kitchen is where costs can fluctuate significantly:
- Small kitchen (8 units, 3 appliances): Around £2,000 (labour only)
- Medium kitchen (12 units): Approximately £3,500
- Large kitchen (16 units): Upwards of £5,000
Consider additional features like bifold doors (around £5,000 installed) or skylights (£800 – £2,500) to enhance your kitchen’s ambience.
Professional and Legal Fees
Remember to factor in professional services and fees:
- Architect or design-and-build services: Typically 4–8% of your budget
- Structural engineer: £950 – £2,500
- Planning permission: £86 (as of April 2025)
- Building regulations approval: £250 – £550
- Party-wall agreements (if applicable): £1,000 – £2,500 per neighbour
Current UK Market Trends
Building costs have recently dipped slightly from previous highs, with average quotes down about 28% compared to last year, making 2025 a potentially favourable time for extensions. However, experts predict a modest 4% rise in costs toward the end of the year due to upcoming energy efficiency regulations.
Regional Pricing Insights
Location matters greatly in your budgeting:
- London: Budget an extra 10–20% above national averages.
- South East and Home Counties: Usually 5–8% higher than the Midlands.
- Northern England and Scotland: Typically 10–15% cheaper than southern regions.
Timeline for Your Project
Expect approximately 2–4 months for design and planning, 8 weeks for approvals, and another 12–16 weeks for construction. Good planning and efficient project management can help streamline this timeline.
How Much Value Does a Kitchen Extension Add?
Typically, a well-executed kitchen extension adds around 10% to your home’s value, though this can range from 5–25% based on your property’s location, design quality, and added features.
Top Homecraft Tips for Managing Costs
- Finalise your plans early to avoid costly mid-project changes.
- Order major items like glazing and appliances at least 10 weeks ahead.
- Consider fixed-price quotes from reputable design-and-build firms to control inflation risks.
- Keep a contingency fund of 10–12.5% set aside for unexpected expenses.
- Use this opportunity to incorporate energy-efficient features to future-proof your home.
A kitchen extension is a significant investment, but with careful planning, it can beautifully enhance your home’s value and livability. Start by clearly defining your goals and budget, and you’ll soon be enjoying your new, spacious kitchen!
