Beccles, Suffolk
Two-storey rear extension in Beccles
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Beccles 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.
Beccles sits in Suffolk, with postcode districts including NR34. In Beccles, 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 Beccles?
A two-storey rear extension in Beccles is priced at £1,910–£2,860 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
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 Beccles?
Whether your two-storey rear extension in Beccles needs a planning application depends on its size, your house and any local restrictions.
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 Beccles like to extend?
Beccles 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 Beccles 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.
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 Beccles
We also build two-storey rear extensions in nearby Lowestoft (7.9 miles) and Bradwell (9.7 miles).
- Two-storey rear extension in Lowestoft
- Two-storey rear extension in Bradwell
- Two-storey rear extension in Great Yarmouth
- Two-storey rear extension in Norwich
- Two-storey rear extension in Bowthorpe
Other work in Beccles:
FAQ
Two-storey rear extension questions in Beccles
Can you match the brick or stone on my Beccles house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
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.
What postcode areas do you cover around Beccles?
Including NR34, and the surrounding Suffolk area.
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.
Do you handle building control in Beccles?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.