Hyde, Greater Manchester
Two-storey rear extension in Hyde
Two-storey rear extension in Hyde: 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.
Hyde is covered from our Greater Manchester round, including M34, SK14 and SK16. In Hyde, 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 Hyde?
Guide prices for a two-storey rear extension in Hyde start from our North West England rate of £1,690–£2,540 per square metre, including VAT. 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Hyde?
Planning for a two-storey rear extension in Hyde follows the English householder rules.
A two-storey rear extension can be permitted development in England only if it projects no more than 3 metres, stays at least 7 metres from the rear boundary, matches the existing roof pitch and has obscure-glazed upper side windows. In practice most double-storey rear extensions go through a householder planning application.
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 Hyde like to extend?
Stone and brick terraces are common around Hyde. 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 Hyde 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Hyde
Close by, we work in Denton, about 1.6 miles away, and Dukinfield, about 1.7 miles away.
- Two-storey rear extension in Denton
- Two-storey rear extension in Dukinfield
- Two-storey rear extension in Stalybridge
- Two-storey rear extension in Ashton-under-Lyne
- Two-storey rear extension in Bredbury
Other work in Hyde:
FAQ
Two-storey rear extension questions in Hyde
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.
How much does a two-storey rear extension cost in Hyde?
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.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Can you match the brick or stone on my Hyde 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 Hyde?
Including M34, SK14 and SK16, and the surrounding Greater Manchester area.
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.