Extend or Move? Making the Right Choice for Your Housing Needs in 2025
In today's UK housing market, many homeowners find themselves at a crossroads: their current home no longer meets their needs, but what's the best solution? Should you extend your existing property or make the move to a new home? At Metters and Wellby, we understand this dilemma intimately, having guided countless clients through both paths.
This comprehensive guide will help you navigate this important decision with confidence.
Understanding Your Options in Today's Market
The UK property landscape in 2025 presents unique challenges and opportunities. With average property prices continuing their upward trend (approximately 5% annual growth), interest rates stabilising but remaining higher than pre-2022 levels, and recent changes to stamp duty thresholds, homeowners face a complex decision-making environment.
Option 1: Extending Your Current Home
The Financial Case for Extending
The cost of moving house has reached unprecedented levels in 2025. UK homeowners can expect to pay over £15,000 in moving costs alone, excluding their deposit. This includes:
Stamp duty (which increased after April 1st, 2025)
Estate agent fees (averaging 1.42% of your property's value)
Legal fees and conveyancing costs
Surveyor fees
Removal expenses
Potential higher mortgage rates
For a property worth £292,000 (the current UK average), estate agent fees alone could cost around £4,150. By comparison, a well-designed extension typically costs between £2,000 and £2,500 per square metre, potentially offering better value when considering the uplift in property value.
When Extending Makes the Most Sense
Extending your home is particularly advantageous when:
You love your location - Your neighbourhood, schools, community ties, and local amenities meet your needs perfectly
The foundations are solid - Your existing property is structurally sound and suitable for extension.
You have adequate outdoor space - Your plot has room for expansion without compromising garden spac.e
Your home has unrealised potential - The existing layout could be dramatically improved with thoughtful design.
You're seeking value growth - Extensions can add significant value:
Additional bedrooms: 10-15% increase in property value
Kitchen extensions: 5-10% return on investment
Loft conversions: Up to 20% added value
You desire customisation - An extension allows you to design a space precisely tailored to your lifestyle and preferences.
Option 2: Moving to a New Home
The Case for Moving House
While extending offers many benefits, there are compelling reasons why relocating might be a better option:
When Moving Makes More Sense
Fundamental issues with your current property - Some problems simply can't be fixed with an extension:
Poor orientation limiting natural light
Awkward plot shape, restricting expansion options
Structural problems that would be costly to remedy
Listed building status limiting renovation possibilities
Location limitations - Your current area no longer suits your lifestyle:
Changing work commute needs
Desire for different schools
Need for better connectivity or amenities
Seeking a complete change of scenery
Cost-effectiveness - Sometimes, the numbers favour moving:
When extension costs would exceed the value ceiling for your area
When the disruption of construction would require temporary accommodation
When your mortgage situation makes a new purchase financially advantageous
Space requirements that can't be met - Some needs are better addressed with a purpose-built solution:
Need for substantially more bedrooms or living space
Desire for specific features difficult to retrofit (e.g., high ceilings, expansive open plans)
Requirements for accessibility that would be compromised in a retrofit
Energy efficiency goals - Modern new builds often provide:
Superior insulation standards
Advanced heating and cooling systems
Opportunity for cutting-edge sustainable design
Lower ongoing maintenance and energy costs
Making Your Decision: A Practical Framework
To help you navigate this important choice, consider the following factors:
Financial Considerations
Calculate the true cost of extending:
Construction costs, including materials and labour
Professional fees (architectural, structural engineering, planning)
VAT implications
Contingency budget (typically 10-15%)
Potential increases in council tax
Temporary accommodation costs if needed
Compare with the full cost of moving:
Property purchase price
Stamp duty and legal fees
Moving expenses
Any immediate renovations needed in a new property
Potential mortgage rate changes
Lifestyle Impact Assessment
Ask yourself these critical questions:
How disruptive would construction be to your daily life?
How important is maintaining existing community connections?
How would either option affect daily commutes and routines?
What impact would either choice have on school arrangements?
How would each option affect your long-term plans (5-10 years)?
Property Potential Evaluation
Consider the ceiling value in your area:
What is the maximum value for properties in your neighbourhood?
Would extending risk over-capitalise?
How does your property compare to others nearby?
What unique value could an architect-designed extension add?
How Metters and Wellby Adds Value to Either Path
Whether you choose a home extension or move, professional architectural expertise is invaluable.
For Extension Projects:
Maximising Space and Value - Our architects understand how to optimise every square meter, ensuring your extension delivers maximum impact and return on investment.
Navigating Planning Processes - With over 40 years of experience in Cornwall and Devon, we possess in-depth knowledge of local planning regulations and can design extensions that meet requirements while minimising delays.
Creative Problem-Solving - We identify opportunities in challenging spaces, developing innovative solutions to maximise light, space, and functionality within existing constraints.
Comprehensive Project Management - Our service oversees your project from concept to completion, coordinating with contractors, ensuring quality control, managing timelines, and addressing issues that may arise during construction.
For New Build Projects:
Site Selection Expertise - We can advise on the potential of different plots and properties, helping you identify opportunities others might miss.
Bespoke Design Excellence - Our contemporary, timeless approach creates homes that connect seamlessly with their surroundings while meeting your specific needs.
Sustainability Integration - We prioritise sustainable design principles, creating energy-efficient homes that respect and enhance the natural environment.
Planning Strategy - Our extensive experience with the Cornish planning system maximises your chances of approval for ambitious new build projects.
Visualisation Capabilities - Our 2D and 3D CGI rendering services help you visualise your future home before breaking ground, ensuring the end result matches your vision.
Case Studies: Real Cornwall Success Stories
With glorious sea views, Beaufort House, a Grade II listed Georgian town house in the heart of Fowey is set right on the waters' edge of the River Fowey. Metters and Wellby Architects were instructed to add a modern extension and terrace to the property. The terrace provides stunning views across the water, the perfect place to relax with friends and family.
Added additional living space
Maximised sea views with floor-to-ceiling glazing
Increased the property value
Preserved the Grade II listed character of the original building while creating a modern space
Prior to our involvement, the property was dated. Our client wanted to preserve its original elements, whilst creating a modern space to live. The final result is a stunning, airy and spacious extension, with natural light flowing through.
New Build Excellence
Our client, local furniture and interior designers, worked with Metters and Wellby to design and build Avalen, a stunning new property that:
Provided amazing ocean views
Incorporated cutting-edge sustainability features and natural materials
Positioned to capture spectacular coastal views
Created a home specifically tailored to their lifestyle
As creative people, the clients loved the process of designing their own bespoke home, enabling them to choose every detail from the exterior finishes, using a striking black, and contrasting yellow door, to the vibrant and bright interior design. The house is a true reflection of their personalities.
After residing in the property for several years with their family, the client has decided to move, the house is currently on the market.
Taking the First Step: Our Project Feasibility Appraisal
Whether you're leaning toward extending or moving, our Project Feasibility Appraisal provides the clarity needed to make an informed decision. This comprehensive service includes:
A detailed analysis of your current property's potential
Exploration of design options and constraints
Planning viability assessment
Approximate budgets and timelines
Risk identification and mitigation strategies
Conclusion: Your Home, Your Choice
There's no universal "right answer" to the extend or move question. The best decision depends on your unique circumstances, priorities, and vision for your future. What matters most is making an informed choice based on expert guidance rather than guesswork.
At Metters and Wellby, our 40+ years of architectural experience in Cornwall and Devon position us uniquely to help you evaluate both paths objectively. Whether you ultimately choose to transform your existing home or create something entirely new, our team is committed to helping you achieve a living space that perfectly balances form, function, and your lifestyle needs.
