Tyne and Wear
Two-storey rear extensions in Tyne and Wear
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Across Tyne and Wear we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Newcastle upon Tyne, Sunderland and South Shields.
Two-storey rear extensions suit semi-detached houses in Newcastle upon Tyne best, where the extra bedroom matters as much as the bigger kitchen. Terraces and semis are typical around Tyne and Wear. On terraces a single-storey rear extension across the back yard is usually the practical choice; semis often have room for more.
How much does a two-storey rear extension cost in Tyne and Wear?
Guide prices for a two-storey rear extension in Tyne and Wear start from our North East England rate of £1,620–£2,430 per square metre, including VAT. North East prices are among the lowest in our range; former mining ground is the main foundation variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £48,500–£73,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £78,000–£116,500 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission in Tyne and Wear?
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.
Where in Tyne and Wear do we work?
FAQ
Questions people ask
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.
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.
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.
Do you cover all of Tyne and Wear?
We cover 18 towns and districts in Tyne and Wear, including Newcastle upon Tyne, Sunderland and South Shields.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.