Thame, Oxfordshire
Two-storey rear extension in Thame
Two-storey rear extension in Thame: 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.
We cover Thame (OX9) as part of our Oxfordshire work. In Oxfordshire we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
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 Thame?
For Thame we work from the South East England rate: £2,020–£3,020 per square metre of new floor, including VAT, standard specification. South East prices run above our West Midlands baseline, mainly on labour rates and clay-soil foundations.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £60,500–£90,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £97,000–£145,000 |
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 Thame?
Here is how the rules in England apply to a two-storey rear extension in Thame.
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. 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 Thame like to extend?
Thame has a mix of Victorian terraces near the centre and larger Edwardian and inter-war houses further out. Clay soils across much of the South East mean deeper foundations near trees, which we plan for at the survey.
How a two-storey rear extension in Thame 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the building control completion certificate.
Two-storey rear extensions near Thame
Neighbouring places we cover include Aylesbury (8.4 miles) and Cowley (9.9 miles).
- Two-storey rear extension in Aylesbury
- Two-storey rear extension in Cowley
- Two-storey rear extension in Oxford
- Two-storey rear extension in Wallingford
- Two-storey rear extension in High Wycombe
Other work in Thame:
FAQ
Two-storey rear extension questions in Thame
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 you match the brick or stone on my Thame house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
Is the site visit in Thame free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
What postcode areas do you cover around Thame?
Including OX9, and the surrounding Oxfordshire area.
How long does a rear extension take to build in Thame?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.