Abram, Greater Manchester
Two-storey rear extension in Abram
For homes in Abram, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Abram sits in Greater Manchester, with postcode districts including WN2, WN3 and WN4. In Abram, 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 Abram?
For Abram we work from the North West England rate: £1,690–£2,540 per square metre of new floor, including VAT, standard specification. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,000–£76,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £81,000–£122,000 |
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 Abram?
The planning route for a two-storey rear extension in Abram 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. 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 Abram like to extend?
Abram has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a two-storey rear extension in Abram 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Abram
From Abram, the nearest places we also cover are Hindley (1.8 miles) and Ince-in-Makerfield (2.0 miles).
- Two-storey rear extension in Hindley
- Two-storey rear extension in Ince-in-Makerfield
- Two-storey rear extension in Golborne
- Two-storey rear extension in Ashton in Makerfield
- Two-storey rear extension in Wigan
Other work in Abram:
FAQ
Two-storey rear extension questions in Abram
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.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
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.
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.
Can you match the brick or stone on my Abram house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
What postcode areas do you cover around Abram?
Including WN2, WN3 and WN4, and the surrounding Greater Manchester area.