Birstall, Leicestershire and Rutland
Two-storey rear extension in Birstall
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Birstall 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.
Birstall and its postcode districts LE1, LE4 and LE5 are part of our Leicestershire and Rutland coverage. In Birstall, 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 Birstall?
A two-storey rear extension in Birstall is priced at £1,750–£2,620 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
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 Birstall?
Whether your two-storey rear extension in Birstall 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 Birstall like to extend?
Red-brick terraces and semis are typical of Birstall. Coal-mining legacy areas in parts of the East Midlands can need a Coal Authority check before foundations are designed.
How a two-storey rear extension in Birstall comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
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.
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 Birstall
From Birstall, the nearest places we also cover are Belgrave (1.2 miles) and Humberstone (1.8 miles).
- Two-storey rear extension in Belgrave
- Two-storey rear extension in Humberstone
- Two-storey rear extension in Leicester
- Two-storey rear extension in Syston
- Two-storey rear extension in Glenfield
Other work in Birstall:
FAQ
Two-storey rear extension questions in Birstall
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 Birstall 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.
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.
Do you handle building control in Birstall?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.