Oakham, Leicestershire and Rutland
Two-storey rear extension in Oakham
For homes in Oakham, 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.
Oakham sits in Leicestershire and Rutland, with postcode districts including LE15. Two-storey rear extensions suit semi-detached houses in Oakham best, where the extra bedroom matters as much as the bigger kitchen.
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 Oakham?
A two-storey rear extension in Oakham 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 |
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 Oakham?
The planning route for a two-storey rear extension in Oakham 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. 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 Oakham like to extend?
Red-brick terraces and semis are typical of Oakham. 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 Oakham comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
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 Oakham
Close by, we work in Melton Mowbray, about 9.4 miles away, and Stamford, about 10.5 miles away.
- Two-storey rear extension in Melton Mowbray
- Two-storey rear extension in Stamford
- Two-storey rear extension in Corby
- Two-storey rear extension in Syston
- Two-storey rear extension in Evington
Other work in Oakham:
FAQ
Two-storey rear extension questions in Oakham
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.
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 it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
Do you handle building control in Oakham?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
What postcode areas do you cover around Oakham?
Including LE15, and the surrounding Leicestershire and Rutland area.
Is the site visit in Oakham free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.