Goodmayes, Greater London
Two-storey rear extension in Goodmayes
Thinking about a two-storey rear extension in Goodmayes? 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.
Goodmayes sits in Greater London, with postcode districts including IG3, RM6 and RM8. Two-storey rear extensions suit semi-detached houses in Goodmayes 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 Goodmayes?
A two-storey rear extension in Goodmayes is priced at £2,340–£3,510 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Goodmayes?
Here is how the rules in England apply to a two-storey rear extension in Goodmayes.
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 Goodmayes like to extend?
Much of Goodmayes 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 Goodmayes 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Goodmayes
We also build two-storey rear extensions in nearby Becontree (1.0 miles) and Ilford (1.7 miles).
- Two-storey rear extension in Becontree
- Two-storey rear extension in Ilford
- Two-storey rear extension in Barkingside
- Two-storey rear extension in Barking
- Two-storey rear extension in Dagenham
Other work in Goodmayes:
FAQ
Two-storey rear extension questions in Goodmayes
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.
Do I need planning permission for a rear extension in Goodmayes?
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 it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
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.
How much does a two-storey rear extension cost in Goodmayes?
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 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.