Walkden, Greater Manchester
Two-storey rear extension in Walkden
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Walkden 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.
We cover Walkden (M28 and M38) as part of our Greater Manchester work. In Walkden, 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 Walkden?
Guide prices for a two-storey rear extension in Walkden 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 |
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 Walkden?
Whether your two-storey rear extension in Walkden needs a planning application depends on its size, your house and any local restrictions.
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 Walkden like to extend?
Walkden has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a two-storey rear extension in Walkden 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 Walkden
Close by, we work in Kearsley, about 1.3 miles away, and Little Hulton, about 1.3 miles away.
- Two-storey rear extension in Kearsley
- Two-storey rear extension in Little Hulton
- Two-storey rear extension in Farnworth
- Two-storey rear extension in Swinton
- Two-storey rear extension in Tyldesley
Other work in Walkden:
FAQ
Two-storey rear extension questions in Walkden
Do you handle building control in Walkden?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
What postcode areas do you cover around Walkden?
Including M28 and M38, and the surrounding Greater Manchester area.
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 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.
How long does a rear extension take to build in Walkden?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do I need planning permission for a rear extension in Walkden?
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.