Bootle, Merseyside
Two-storey rear extension in Bootle
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Bootle 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 Bootle (L20, L21 and L22) as part of our Merseyside work. In Bootle, 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 Bootle?
For Bootle we work from the North West England rate: £1,690–£2,540 per square metre of new floor, including VAT, standard specification. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,000–£76,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £81,000–£122,000 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Bootle?
Planning for a two-storey rear extension in Bootle follows the English householder rules.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Bootle like to extend?
Bootle has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.
How a two-storey rear extension in Bootle 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 Bootle
We also build two-storey rear extensions in nearby Litherland (0.8 miles) and Kirkdale (2.8 miles).
- Two-storey rear extension in Litherland
- Two-storey rear extension in Kirkdale
- Two-storey rear extension in Wallasey
- Two-storey rear extension in Fazakerley
- Two-storey rear extension in Liverpool
Other work in Bootle:
FAQ
Two-storey rear extension questions in Bootle
Do you handle building control in Bootle?
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 Bootle?
Including L20, L21 and L22, and the surrounding Merseyside area.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
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.
How much does a two-storey rear extension cost in Bootle?
As a guide, £1,690–£2,540 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £51,000–£76,000 at that rate. Your written price follows the survey.
Can you match the brick or stone on my Bootle house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.