Thetford, Norfolk
Two-storey rear extension in Thetford
Two-storey rear extension in Thetford: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Thetford and its postcode districts IP24 are part of our Norfolk coverage. In Thetford, 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 Thetford?
For Thetford 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 |
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 Thetford?
Planning for a two-storey rear extension in Thetford follows the English householder rules.
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 Thetford like to extend?
Thetford 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 Thetford 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.
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 Thetford
Close by, we work in Mildenhall, about 11.3 miles away, and Bury St Edmunds, about 11.9 miles away.
- Two-storey rear extension in Mildenhall
- Two-storey rear extension in Bury St Edmunds
- Two-storey rear extension in Attleborough
- Two-storey rear extension in Diss
- Two-storey rear extension in Newmarket
Other work in Thetford:
FAQ
Two-storey rear extension questions in Thetford
How much does a two-storey rear extension cost in Thetford?
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.
What postcode areas do you cover around Thetford?
Including IP24, and the surrounding Norfolk area.
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.
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.
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.
How long does a rear extension take to build in Thetford?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.