Downham Market, Norfolk
Two-storey rear extension in Downham Market
For homes in Downham Market, 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.
Downham Market sits in Norfolk, with postcode districts including PE38. In Downham Market, 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 Downham Market?
For Downham Market we work from the East of England rate: £1,910–£2,860 per square metre of new floor, including VAT, standard specification. East of England prices run slightly above our West Midlands baseline; clay soils near trees are the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £57,000–£86,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £91,500–£137,500 |
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 Downham Market?
Planning for a two-storey rear extension in Downham Market 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 Downham Market like to extend?
Post-war semis and newer estates are typical of Downham Market, and many have room for a full-width extension. Shrinkable clay is common in the East of England, so foundations near trees and hedges are designed to NHBC-style depth guidance.
How a two-storey rear extension in Downham Market 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.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Downham Market
We also build two-storey rear extensions in nearby King's Lynn (10.0 miles) and Wisbech (10.3 miles).
- Two-storey rear extension in King's Lynn
- Two-storey rear extension in Wisbech
- Two-storey rear extension in March
- Two-storey rear extension in Ely
- Two-storey rear extension in Chatteris
Other work in Downham Market:
FAQ
Two-storey rear extension questions in Downham Market
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.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
What postcode areas do you cover around Downham Market?
Including PE38, and the surrounding Norfolk area.
Do you handle building control in Downham Market?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How long does a rear extension take to build in Downham Market?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.