Royton, Greater Manchester
Two-storey rear extension in Royton
Two-storey rear extension in Royton: 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.
Royton is covered from our Greater Manchester round, including OL1, OL2 and OL9. In Royton, 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 Royton?
A two-storey rear extension in Royton 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 Royton?
The planning route for a two-storey rear extension in Royton 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. 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 Royton like to extend?
Stone and brick terraces are common around Royton. 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 Royton comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
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 Royton
Neighbouring places we cover include Chadderton (1.6 miles) and Oldham (1.7 miles).
- Two-storey rear extension in Chadderton
- Two-storey rear extension in Oldham
- Two-storey rear extension in Lees
- Two-storey rear extension in Middleton
- Two-storey rear extension in Hollinwood
Other work in Royton:
FAQ
Two-storey rear extension questions in Royton
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.
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 I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
How much does a two-storey rear extension cost in Royton?
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.
Do you handle building control in Royton?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Can you match the brick or stone on my Royton house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.