Ely, Cambridgeshire
Two-storey rear extension in Ely
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Ely and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Ely is covered from our Cambridgeshire round, including CB6 and CB7. Two-storey rear extensions suit semi-detached houses in Ely best, where the extra bedroom matters as much as the bigger kitchen.
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 Ely?
A two-storey rear extension in Ely is priced at £1,910–£2,860 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Ely?
Whether your two-storey rear extension in Ely needs a planning application depends on its size, your house and any local restrictions.
England's rules allow a rear extension of more than one storey without an application only when it is no deeper than 3 metres and at least 7 metres from the boundary opposite the rear wall, and never on designated land. Most two-storey schemes need householder planning permission.
Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Ely like to extend?
Ely 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 Ely 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Ely
From Ely, the nearest places we also cover are Chatteris (9.7 miles) and Mildenhall (11.2 miles).
- Two-storey rear extension in Chatteris
- Two-storey rear extension in Mildenhall
- Two-storey rear extension in Newmarket
- Two-storey rear extension in March
- Two-storey rear extension in St Ives
Other work in Ely:
FAQ
Two-storey rear extension questions in Ely
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
Can you match the brick or stone on my Ely house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.