Basingstoke, Hampshire
Two-storey rear extension in Basingstoke
Two-storey rear extension in Basingstoke: 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.
Basingstoke sits in Hampshire, with postcode districts including RG21, RG22, RG23 and RG24. In Basingstoke, 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 Basingstoke?
Guide prices for a two-storey rear extension in Basingstoke start from our South East England rate of £2,020–£3,020 per square metre, including VAT. South East prices run above our West Midlands baseline, mainly on labour rates and clay-soil foundations.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £60,500–£90,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £97,000–£145,000 |
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 Basingstoke?
The planning route for a two-storey rear extension in Basingstoke 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 Basingstoke like to extend?
Commuter semis and detached houses make up much of Basingstoke, and longer gardens make England's prior approval route for deeper rear extensions worth considering.
How a two-storey rear extension in Basingstoke 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 Basingstoke
We also build two-storey rear extensions in nearby Tadley (6.3 miles) and Alton (9.2 miles).
- Two-storey rear extension in Tadley
- Two-storey rear extension in Alton
- Two-storey rear extension in Fleet
- Two-storey rear extension in Thatcham
- Two-storey rear extension in Yateley
Other work in Basingstoke:
FAQ
Two-storey rear extension questions in Basingstoke
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 Basingstoke?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Is the site visit in Basingstoke free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How much does a two-storey rear extension cost in Basingstoke?
As a guide, £2,020–£3,020 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £60,500–£90,500 at that rate. Your written price follows the survey.