Oldham, Greater Manchester
Two-storey rear extension in Oldham
Two-storey rear extension in Oldham: 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.
Oldham and its postcode districts M35, OL1, OL2 and OL4 are part of our Greater Manchester coverage. In Oldham, 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 Oldham?
In Oldham, our guide for a two-storey rear extension is £1,690–£2,540 per square metre including VAT for a 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 |
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 Oldham?
The planning route for a two-storey rear extension in Oldham is set by England's householder rules and your council.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Oldham like to extend?
Stone and brick terraces are common around Oldham. 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 Oldham 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.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Oldham
From Oldham, the nearest places we also cover are Chadderton (0.9 miles) and Royton (1.7 miles).
- Two-storey rear extension in Chadderton
- Two-storey rear extension in Royton
- Two-storey rear extension in Hollinwood
- Two-storey rear extension in Lees
- Two-storey rear extension in Failsworth
Other work in Oldham:
FAQ
Two-storey rear extension questions in Oldham
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.
Do you handle building control in Oldham?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.
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.
Can you match the brick or stone on my Oldham house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Is the site visit in Oldham free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.