Leicestershire and Rutland
Two-storey rear extensions in Leicestershire and Rutland
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Across Leicestershire and Rutland we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Leicester, Loughborough and Hinckley.
In Leicestershire and Rutland we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning. Leicestershire and Rutland has plenty of inter-war semis and bungalows, and single-storey rear extensions suit both.
How much does a two-storey rear extension cost in Leicestershire and Rutland?
Guide prices for a two-storey rear extension in Leicestershire and Rutland start from our East Midlands rate of £1,750–£2,620 per square metre, including VAT. East Midlands prices sit a little below our West Midlands baseline.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £52,500–£78,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £84,000–£125,500 |
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 in Leicestershire and Rutland?
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.
Where in Leicestershire and Rutland do we work?
FAQ
Questions people ask
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.
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 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.
Do you cover all of Leicestershire and Rutland?
We cover 23 towns and districts in Leicestershire and Rutland, including Leicester, Loughborough and Hinckley.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.