Brynmawr, South Wales Valleys
Two-storey rear extension in Brynmawr
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Brynmawr 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.
Brynmawr is covered from our South Wales Valleys round, including NP22 and NP23. In the South Wales Valleys 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 Brynmawr?
Guide prices for a two-storey rear extension in Brynmawr start from our Wales rate of £1,670–£2,510 per square metre, including VAT. Prices in Wales sit below our West Midlands baseline; sloping sites are the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £50,000–£75,500 |
| 4 m × 6 m footprint, two floors (48 m²) | £80,500–£120,500 |
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 Brynmawr?
The planning route for a two-storey rear extension in Brynmawr is set by Wales's householder rules and your council.
Welsh rules allow a two-storey rear extension without an application only where the ground floor is no deeper than 4 metres, the upper floor no deeper than 3 metres and at least 10.5 metres remains to the rear boundary. Most homeowners still apply for householder planning permission.
Conservation areas, National Parks and National Landscapes restrict permitted development in Wales, and listed buildings need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development or a householder planning application.
What are homes in Brynmawr like to extend?
Brynmawr is largely terraced streets on sloping ground, where back gardens step up or down from the house. Excavation, retaining walls and drainage are priced at the survey.
How a two-storey rear extension in Brynmawr 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Brynmawr
From Brynmawr, the nearest places we also cover are Ebbw Vale (1.9 miles) and Tredegar (3.3 miles).
- Two-storey rear extension in Ebbw Vale
- Two-storey rear extension in Tredegar
- Two-storey rear extension in Abertillery
- Two-storey rear extension in Abergavenny
- Two-storey rear extension in Bargoed
Other work in Brynmawr:
FAQ
Two-storey rear extension questions in Brynmawr
How long does a rear extension take to build in Brynmawr?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Is the site visit in Brynmawr free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
How much does a two-storey rear extension cost in Brynmawr?
As a guide, £1,670–£2,510 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £50,000–£75,500 at that rate. Your written price follows the survey.
Do I need planning permission for a rear extension in Brynmawr?
Often not for a single-storey rear extension of up to 4 metres under Welsh permitted development. Wales has no prior approval route for deeper extensions.
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.