Eltham, Greater London
Two-storey rear extension in Eltham
Two-storey rear extension in Eltham: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Eltham sits in Greater London, with postcode districts including SE2, SE9, SE18 and SE28. Two-storey rear extensions suit semi-detached houses in Eltham 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 Eltham?
In Eltham, our guide for a two-storey rear extension is £2,340–£3,510 per square metre including VAT for a 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Eltham?
Planning for a two-storey rear extension in Eltham 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 Eltham like to extend?
Period terraces in Eltham sit alongside flats, and the difference matters: houses usually keep permitted development rights, while flats and maisonettes need planning permission for any rear extension.
How a two-storey rear extension in Eltham comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Two-storey rear extensions near Eltham
Close by, we work in Kidbrooke, about 1.6 miles away, and Lee, about 2.1 miles away.
- Two-storey rear extension in Kidbrooke
- Two-storey rear extension in Lee
- Two-storey rear extension in Blackheath
- Two-storey rear extension in Chislehurst
- Two-storey rear extension in Charlton
Other work in Eltham:
FAQ
Two-storey rear extension questions in Eltham
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.
Is the site visit in Eltham free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
How much does a two-storey rear extension cost in Eltham?
As a guide, £2,340–£3,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £70,000–£105,500 at that rate. Your written price follows the survey.
Can you match the brick or stone on my Eltham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.