Eccles, Greater Manchester
Two-storey rear extension in Eccles
Two-storey rear extension in Eccles: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Eccles is covered from our Greater Manchester round, including M6, M27 and M30. In Eccles, 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 Eccles?
For Eccles 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 |
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 Eccles?
Here is how the rules in England apply to a two-storey rear extension in Eccles.
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 Eccles like to extend?
Stone and brick terraces are common around Eccles. 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 Eccles 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.
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 Eccles
We also build two-storey rear extensions in nearby Swinton (1.3 miles) and Salford (1.8 miles).
- Two-storey rear extension in Swinton
- Two-storey rear extension in Salford
- Two-storey rear extension in Stretford
- Two-storey rear extension in Urmston
- Two-storey rear extension in Old Trafford
Other work in Eccles:
FAQ
Two-storey rear extension questions in Eccles
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.
Do I need planning permission for a rear extension in Eccles?
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.
How much does a two-storey rear extension cost in Eccles?
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.
How long does a rear extension take to build in Eccles?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What postcode areas do you cover around Eccles?
Including M6, M27 and M30, and the surrounding Greater Manchester area.