Bolton upon Dearne, South Yorkshire
Two-storey rear extension in Bolton upon Dearne
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Bolton upon Dearne 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.
Bolton upon Dearne is covered from our South Yorkshire round, including S63 and S73. In South Yorkshire 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 Bolton upon Dearne?
Guide prices for a two-storey rear extension in Bolton upon Dearne start from our Yorkshire and the Humber rate of £1,670–£2,510 per square metre, including VAT. Yorkshire prices sit below our West Midlands baseline; matching natural stone is 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Bolton upon Dearne?
Whether your two-storey rear extension in Bolton upon Dearne needs a planning application depends on its size, your house and any local restrictions.
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 Bolton upon Dearne like to extend?
Bolton upon Dearne has through terraces and some back-to-backs as well as later semis; back-to-backs have little or no rear space, so we look at side or loft options there.
How a two-storey rear extension in Bolton upon Dearne comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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 Bolton upon Dearne
From Bolton upon Dearne, the nearest places we also cover are Wath upon Dearne (1.5 miles) and Mexborough (1.9 miles).
- Two-storey rear extension in Wath upon Dearne
- Two-storey rear extension in Mexborough
- Two-storey rear extension in Wombwell
- Two-storey rear extension in Rawmarsh
- Two-storey rear extension in Conisbrough
Other work in Bolton upon Dearne:
FAQ
Two-storey rear extension questions in Bolton upon Dearne
Is the site visit in Bolton upon Dearne free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
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 Bolton upon Dearne?
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.
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.
How long does a rear extension take to build in Bolton upon Dearne?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.