Harlow, Essex
Two-storey rear extension in Harlow
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Harlow 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.
We cover Harlow (CM17, CM18, CM19 and CM20) as part of our Essex work. In Essex we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
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 Harlow?
For Harlow we work from the East of England rate: £1,910–£2,860 per square metre of new floor, including VAT, 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 |
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 Harlow?
Here is how the rules in England apply to a two-storey rear extension in Harlow.
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. 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 Harlow like to extend?
Harlow 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 Harlow comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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 Harlow
From Harlow, the nearest places we also cover are Hoddesdon (5.4 miles) and Epping (5.4 miles).
- Two-storey rear extension in Hoddesdon
- Two-storey rear extension in Epping
- Two-storey rear extension in Broxbourne
- Two-storey rear extension in Ware
- Two-storey rear extension in Bishops Stortford
Other work in Harlow:
FAQ
Two-storey rear extension questions in Harlow
Do you handle building control in Harlow?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How long does a rear extension take to build in Harlow?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
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.
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 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.