Swanley, Kent
Two-storey rear extension in Swanley
For homes in Swanley, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Swanley is covered from our Kent round, including BR8. In Swanley, 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 Swanley?
A two-storey rear extension in Swanley is priced at £2,020–£3,020 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 Swanley?
Whether your two-storey rear extension in Swanley 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 Swanley like to extend?
Commuter semis and detached houses make up much of Swanley, and longer gardens make England's prior approval route for deeper rear extensions worth considering.
How a two-storey rear extension in Swanley 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Swanley
Close by, we work in Bexley, about 3.2 miles away, and Chelsfield, about 3.3 miles away.
- Two-storey rear extension in Bexley
- Two-storey rear extension in Chelsfield
- Two-storey rear extension in Orpington
- Two-storey rear extension in Sidcup
- Two-storey rear extension in Dartford
Other work in Swanley:
FAQ
Two-storey rear extension questions in Swanley
Do you handle building control in Swanley?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Is the site visit in Swanley free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
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.
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.
Can you match the brick or stone on my Swanley house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.