Greater Manchester
Rear extensions for bungalows in Greater Manchester
Single-storey rear extensions that keep everything on one level. We design and build rear extensions across Greater Manchester, from Manchester and Oldham to Wigan, covering single-storey kitchen extensions, two-storey additions, side returns and wraparounds.
For Manchester bungalows we design the roof first, because the low eaves decide the height of the new room. Greater Manchester has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How much does a bungalow rear extension cost in Greater Manchester?
For Greater Manchester we work from the North West England rate: £1,740–£2,820 per square metre of new floor, including VAT, standard specification. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,000–£34,000 |
| 4 m wide × 6 m deep (24 m²) | £41,500–£67,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission in Greater Manchester?
In England a single-storey rear extension can often be built under permitted development: up to 3 metres beyond the original rear wall of an attached house, or 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres if any part is within 2 metres of a boundary.
England also has the larger home extension route: a single-storey rear extension of up to 6 metres on an attached house or 8 metres on a detached house, after prior approval from the council. The council notifies your neighbours and has 42 days to decide; the fee is £249 (£310 for applications made from 8 December 2026). The route is not available on designated land such as conservation areas.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent.
Where in Greater Manchester do we work?
- Manchester
- Oldham
- Wigan
- Bolton
- Stockport
- Salford
- Rochdale
- Sale
- Bury
- Altrincham
- Middleton
- Ashton-under-Lyne
- Leigh
- Stretford
- Urmston
- Chadderton
- Eccles
- Tyldesley
- Hyde
- Walkden
- Prestwich
- Radcliffe
- Cheadle Hulme
- Heywood
- Denton
- Stalybridge
- Ashton in Makerfield
- Westhoughton
- Farnworth
- Saddleworth
- Hindley
- Golborne
- Droylsden
- Whitefield
- Swinton
- Royton
- Atherton
- Old Trafford
- Dukinfield
- Failsworth
- Hazel Grove
- Irlam
- Horwich
- Manchester City Centre
- Bramhall
- Ramsbottom
- Bredbury
- Hale
- Longsight
- Didsbury
- Fallowfield
- Littleborough
- Burnage
- Little Hulton
- Marple
- Cheetham Hill
- Lees
- Hollinwood
- Crumpsall
- Timperley
- Uppermill
- Ince-in-Makerfield
- Blackley
- Kearsley
- Little Lever
- Abram
FAQ
Questions people ask
Can a bungalow extension be fully accessible?
Yes: level thresholds, wider doors and a wet room are straightforward to design in.
Will the roof look odd?
Not if the pitch and tiles match. Where the eaves are low, a flat-roofed section with a lantern is an alternative.
Can I extend the loft as well?
Sometimes, but that is a different project; a rear extension keeps everything on one level.
Do you cover all of Greater Manchester?
We cover 66 towns and districts in Greater Manchester, including Manchester, Oldham and Wigan.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.