Beckenham, Greater London
Two-storey rear extension in Beckenham
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Beckenham 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.
Beckenham sits in Greater London, with postcode districts including BR3, SE20 and SE26. Two-storey rear extensions suit semi-detached houses in Beckenham 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 Beckenham?
For Beckenham we work from the London rate: £2,340–£3,510 per square metre of new floor, including VAT, standard specification. London prices sit at the top of our range because of labour rates, access through the house, parking suspensions and skip licences.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £70,000–£105,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £112,500–£168,500 |
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 Beckenham?
Whether your two-storey rear extension in Beckenham needs a planning application depends on its size, your house and any local restrictions.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Beckenham like to extend?
Much of Beckenham is 1920s and 1930s semis and short terraces with longer gardens than inner London, which suit full-width single-storey rear extensions. Parking suspensions, skip licences and controlled hours on residential streets shape the programme more than the build itself.
How a two-storey rear extension in Beckenham 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Beckenham
We also build two-storey rear extensions in nearby Perry Vale (2.1 miles) and South Norwood (2.2 miles).
- Two-storey rear extension in Perry Vale
- Two-storey rear extension in South Norwood
- Two-storey rear extension in Shirley
- Two-storey rear extension in Crystal Palace
- Two-storey rear extension in Catford
Other work in Beckenham:
FAQ
Two-storey rear extension questions in Beckenham
Do I need planning permission for a rear extension in Beckenham?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
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 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.
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.
Do you handle building control in Beckenham?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Can you match the brick or stone on my Beckenham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.