Snaresbrook, Greater London
Two-storey rear extension in Snaresbrook
Thinking about a two-storey rear extension in Snaresbrook? 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.
Snaresbrook sits in Greater London, with postcode districts including E11, E17 and E18. In Greater London 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 Snaresbrook?
A two-storey rear extension in Snaresbrook 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 |
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 Snaresbrook?
Whether your two-storey rear extension in Snaresbrook needs a planning application depends on its size, your house and any local restrictions.
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 Snaresbrook like to extend?
Period terraces in Snaresbrook 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 Snaresbrook 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Snaresbrook
Close by, we work in Wanstead, about 0.6 miles away, and Leytonstone, about 1.2 miles away.
- Two-storey rear extension in Wanstead
- Two-storey rear extension in Leytonstone
- Two-storey rear extension in Woodford Green
- Two-storey rear extension in Walthamstow
- Two-storey rear extension in Highams Park
Other work in Snaresbrook:
FAQ
Two-storey rear extension questions in Snaresbrook
Do I need planning permission for a rear extension in Snaresbrook?
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 you match the brick or stone on my Snaresbrook house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
How much does a two-storey rear extension cost in Snaresbrook?
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 Snaresbrook?
Including E11, E17 and E18, and the surrounding Greater London area.
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.