Rochester, Kent
Two-storey rear extension in Rochester
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Rochester 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 Rochester (ME1, ME4 and ME5) as part of our Kent work. In Rochester, 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 Rochester?
Guide prices for a two-storey rear extension in Rochester 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 |
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 Rochester?
The planning route for a two-storey rear extension in Rochester is set by England's householder rules and your council.
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. 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 Rochester like to extend?
Commuter semis and detached houses make up much of Rochester, and longer gardens make England's prior approval route for deeper rear extensions worth considering.
How a two-storey rear extension in Rochester 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Rochester
Close by, we work in Chatham, about 1.1 miles away, and Strood, about 1.3 miles away.
- Two-storey rear extension in Chatham
- Two-storey rear extension in Strood
- Two-storey rear extension in Gillingham
- Two-storey rear extension in Snodland
- Two-storey rear extension in Gravesend
Other work in Rochester:
FAQ
Two-storey rear extension questions in Rochester
How much does a two-storey rear extension cost in Rochester?
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.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
How long does a rear extension take to build in Rochester?
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 you handle building control in Rochester?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Do I need planning permission for a rear extension in Rochester?
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.