Luton, Bedfordshire
Two-storey rear extension in Luton
Thinking about a two-storey rear extension in Luton? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Luton (LU1, LU2, LU3 and LU4) as part of our Bedfordshire work. In Luton, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Luton?
In Luton, our guide for a two-storey rear extension is £1,910–£2,860 per square metre including VAT for a standard specification. East of England prices run slightly above our West Midlands baseline; clay soils near trees are the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £57,000–£86,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £91,500–£137,500 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Luton?
Planning for a two-storey rear extension in Luton follows the English householder rules.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Luton like to extend?
Luton mixes Victorian terraces with 1930s semis, so both side returns and full-width kitchen extensions suit houses here.
How a two-storey rear extension in Luton comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Luton
Neighbouring places we cover include Dunstable (4.5 miles) and Harpenden (5.0 miles).
- Two-storey rear extension in Dunstable
- Two-storey rear extension in Harpenden
- Two-storey rear extension in Hitchin
- Two-storey rear extension in Codicote
- Two-storey rear extension in Hemel Hempstead
Other work in Luton:
FAQ
Two-storey rear extension questions in Luton
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Is the site visit in Luton free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a two-storey rear extension cost in Luton?
As a guide, £1,910–£2,860 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £57,000–£86,000 at that rate. Your written price follows the survey.
Do you handle building control in Luton?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.