Norwich, Norfolk
Two-storey rear extension in Norwich
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Norwich 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.
Norwich and its postcode districts NR3, NR4, NR5 and NR6 are part of our Norfolk coverage. In Norwich, 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 Norwich?
For Norwich 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 Norwich?
Planning for a two-storey rear extension in Norwich 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. 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 Norwich like to extend?
Norwich mixes Victorian terraces with 1930s semis, so both side returns and full-width kitchen extensions suit houses here.
How a two-storey rear extension in Norwich 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.
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 Norwich
Close by, we work in Bowthorpe, about 3.4 miles away, and North Walsham, about 13.9 miles away.
- Two-storey rear extension in Bowthorpe
- Two-storey rear extension in North Walsham
- Two-storey rear extension in Attleborough
- Two-storey rear extension in East Dereham
- Two-storey rear extension in Beccles
Other work in Norwich:
FAQ
Two-storey rear extension questions in Norwich
What postcode areas do you cover around Norwich?
Including NR3, NR4, NR5, NR6 and NR7, and the surrounding Norfolk area.
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.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
Do you handle building control in Norwich?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
How much does a two-storey rear extension cost in Norwich?
As a guide, £1,910–£2,860 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £57,000–£86,000 at that rate. Your written price follows the survey.