Kitchen Extension Cost in Bayswater: 2026 Price Guide

A single-storey rear kitchen extension is one of the most popular projects among homeowners in Bayswater, where stucco terraced houses laid out from 1827 in wide streets, crescents and garden squares either side of Westbourne Terrace and Sussex Gardens. It's usually the difference between a cramped galley kitchen and a proper kitchen-diner opening onto the garden.

Typical costs

• Small extension (up to 15m²): roughly £30,000-£45,000
• Medium extension (15-25m²): roughly £45,000-£70,000
• Larger or wraparound extension (25m²+): £70,000 upwards

These figures are a guide, not a quote - they cover building work, a standard fit-out, and typical finishes. Bifold or sliding doors, roof lanterns, underfloor heating and a higher-spec kitchen will all add to the total.

What affects the price locally

In Bayswater, the biggest local factor is usually access. Many streets are close terraces with no side access, which means materials have to be carried through the house and skips have to sit on the road - both of which builders will price in. Properties within the Bayswater conservation area, first designated in 1967 and extended several times since sometimes face tighter controls on matching brick, roofline and window styles to the existing building, which can add to material costs even for a rear extension that doesn't need planning permission.

Foundations are the other variable: older Victorian and Edwardian houses near Cleveland Square and Kensington Gardens nearby were often built on shallow footings, so a structural engineer may specify deeper or more extensive foundations than a newer property would need.

Do you need planning permission?

Many single-storey rear extensions fall under permitted development, but there are limits on how far you can extend without full planning permission, and those limits are usually tighter for terraced and semi-detached houses than detached ones. If your home is in one of Bayswater's conservation areas, permitted development rights can be restricted further, so it's worth checking with the City of Westminster's planning department - or a builder who works in the area regularly - before you commit to a design.