Staines, Surrey
Two-storey rear extension in Staines
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Staines 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.
Staines is covered from our Surrey round, including TW15, TW16, TW17 and TW18. Two-storey rear extensions suit semi-detached houses in Staines best, where the extra bedroom matters as much as the bigger kitchen.
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 Staines?
In Staines, our guide for a two-storey rear extension is £2,020–£3,020 per square metre including VAT for a 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 Staines?
Planning for a two-storey rear extension in Staines follows the English householder rules.
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. 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 Staines like to extend?
Around Staines the housing ranges from inter-war semis to 1960s and 1970s estates with good-sized gardens. Many of the newer estates had permitted development rights removed by condition, so we check the planning history before anything is drawn.
How a two-storey rear extension in Staines comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the building control completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Staines
We also build two-storey rear extensions in nearby Egham (2.0 miles) and Stanwell (2.0 miles).
- Two-storey rear extension in Egham
- Two-storey rear extension in Stanwell
- Two-storey rear extension in Ashford
- Two-storey rear extension in Chertsey
- Two-storey rear extension in Shepperton
Other work in Staines:
FAQ
Two-storey rear extension questions in Staines
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 I need planning permission for a rear extension in Staines?
Often not for a single-storey rear extension of up to 3 metres (4 metres on a detached house) under permitted development, or up to 6 or 8 metres with prior approval, unless the house is in a conservation area or its rights have been removed.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
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.
How much does a two-storey rear extension cost in Staines?
As a guide, £2,020–£3,020 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £60,500–£90,500 at that rate. Your written price follows the survey.
Can you match the brick or stone on my Staines house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.