Bolton, Greater Manchester
Two-storey rear extension in Bolton
We plan and build two-storey rear extensions for homeowners in Bolton. 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.
We cover Bolton (BL1, BL2, BL3 and BL4) as part of our Greater Manchester work. In Bolton, 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 Bolton?
A two-storey rear extension in Bolton is priced at £1,690–£2,540 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 Bolton?
Whether your two-storey rear extension in Bolton 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 Bolton like to extend?
Stone and brick terraces are common around Bolton. Where houses back onto a ginnel or alley, deliveries can come in from the rear, which makes the build tidier.
How a two-storey rear extension in Bolton 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.
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.
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 Bolton
We also build two-storey rear extensions in nearby Little Lever (2.7 miles) and Farnworth (2.7 miles).
- Two-storey rear extension in Little Lever
- Two-storey rear extension in Farnworth
- Two-storey rear extension in Little Hulton
- Two-storey rear extension in Kearsley
- Two-storey rear extension in Westhoughton
Other work in Bolton:
FAQ
Two-storey rear extension questions in Bolton
How long does a rear extension take to build in Bolton?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
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 Bolton house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much does a two-storey rear extension cost in Bolton?
As a guide, £1,690–£2,540 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £51,000–£76,000 at that rate. Your written price follows the survey.