Orpington, Greater London
Two-storey rear extension in Orpington
We plan and build two-storey rear extensions for homeowners in Orpington. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
Orpington sits in Greater London, with postcode districts including BR5, BR6 and BR7. In Orpington, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Orpington?
A two-storey rear extension in Orpington 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 Orpington?
The planning route for a two-storey rear extension in Orpington is set by England's householder rules and your council.
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 Orpington like to extend?
Orpington is mostly 1930s semis, short terraces and post-war houses, so full-width single-storey and two-storey rear extensions are realistic on many plots. Some later estates had permitted development rights removed by condition, so we check the planning history first.
How a two-storey rear extension in Orpington 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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 Orpington
From Orpington, the nearest places we also cover are Chelsfield (1.7 miles) and Bickley (2.9 miles).
- Two-storey rear extension in Chelsfield
- Two-storey rear extension in Bickley
- Two-storey rear extension in Chislehurst
- Two-storey rear extension in Sidcup
- Two-storey rear extension in Swanley
Other work in Orpington:
FAQ
Two-storey rear extension questions in Orpington
Do I need planning permission for a rear extension in Orpington?
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.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
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.
How much does a two-storey rear extension cost in Orpington?
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.
What postcode areas do you cover around Orpington?
Including BR5, BR6 and BR7, and the surrounding Greater London area.