Stretford, Greater Manchester
Two-storey rear extension in Stretford
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Stretford and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Stretford is covered from our Greater Manchester round, including M17, M32 and M41. In Stretford, 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 Stretford?
Guide prices for a two-storey rear extension in Stretford 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 |
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 Stretford?
Here is how the rules in England apply to a two-storey rear extension in Stretford.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Stretford like to extend?
Stone and brick terraces are common around Stretford. 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 Stretford 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.
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 Stretford
From Stretford, the nearest places we also cover are Old Trafford (1.3 miles) and Urmston (1.5 miles).
- Two-storey rear extension in Old Trafford
- Two-storey rear extension in Urmston
- Two-storey rear extension in Sale
- Two-storey rear extension in Eccles
- Two-storey rear extension in Salford
Other work in Stretford:
FAQ
Two-storey rear extension questions in Stretford
What postcode areas do you cover around Stretford?
Including M17, M32 and M41, and the surrounding Greater Manchester area.
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.
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.
Can you match the brick or stone on my Stretford house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How long does a rear extension take to build in Stretford?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.