Oswestry, Shropshire
Two-storey rear extension in Oswestry
For homes in Oswestry, 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.
Oswestry and its postcode districts SY11 are part of our Shropshire coverage. In Oswestry, 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 Oswestry?
In Oswestry, our guide for a two-storey rear extension is £1,800–£2,700 per square metre including VAT for a standard specification. The West Midlands is the baseline for our guide prices.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £54,000–£81,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £86,500–£129,500 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Oswestry?
The planning route for a two-storey rear extension in Oswestry is set by England's householder rules and your council.
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 Oswestry like to extend?
Red-brick terraces and 1930s semis make up much of Oswestry. Many already have a small kitchen lean-to at the back, which a new rear extension usually replaces rather than adds to.
How a two-storey rear extension in Oswestry 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 Oswestry
From Oswestry, the nearest places we also cover are Rhosllannerchrugog (10.2 miles) and Wrexham (13.0 miles).
- Two-storey rear extension in Rhosllannerchrugog
- Two-storey rear extension in Wrexham
- Two-storey rear extension in Brymbo
- Two-storey rear extension in Welshpool
- Two-storey rear extension in Shrewsbury
Other work in Oswestry:
FAQ
Two-storey rear extension questions in Oswestry
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.
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.
Will we need to move out?
Rarely. The first-floor opening is made late in the job and sealed with temporary screens.
How much does a two-storey rear extension cost in Oswestry?
As a guide, £1,800–£2,700 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £54,000–£81,000 at that rate. Your written price follows the survey.
How long does a rear extension take to build in Oswestry?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What postcode areas do you cover around Oswestry?
Including SY11, and the surrounding Shropshire area.