Wigan, Greater Manchester
Two-storey rear extension in Wigan
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Wigan 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.
Wigan sits in Greater Manchester, with postcode districts including WN1, WN2, WN3 and WN5. Two-storey rear extensions suit semi-detached houses in Wigan best, where the extra bedroom matters as much as the bigger kitchen.
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 Wigan?
Guide prices for a two-storey rear extension in Wigan 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 Wigan?
Here is how the rules in England apply to a two-storey rear extension in Wigan.
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 Wigan like to extend?
Wigan 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 Wigan 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.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Wigan
Neighbouring places we cover include Ince-in-Makerfield (1.1 miles) and Hindley (2.3 miles).
- Two-storey rear extension in Ince-in-Makerfield
- Two-storey rear extension in Hindley
- Two-storey rear extension in Abram
- Two-storey rear extension in Ashton in Makerfield
- Two-storey rear extension in Westhoughton
Other work in Wigan:
FAQ
Two-storey rear extension questions in Wigan
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.
How much does a two-storey rear extension cost in Wigan?
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.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
What postcode areas do you cover around Wigan?
Including WN1, WN2, WN3, WN5 and WN6, and the surrounding Greater Manchester area.
Can you match the brick or stone on my Wigan house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.