Garforth, West Yorkshire
Two-storey rear extension in Garforth
We plan and build two-storey rear extensions for homeowners in Garforth. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
We cover Garforth (LS15, LS25 and LS26) as part of our West Yorkshire work. Two-storey rear extensions suit semi-detached houses in Garforth 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 Garforth?
A two-storey rear extension in Garforth is priced at £1,670–£2,510 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Garforth?
Here is how the rules in England apply to a two-storey rear extension in Garforth.
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 Garforth like to extend?
Stone terraces and brick semis are typical of Garforth. Matching sandstone or gritstone on a terrace is one of the biggest cost variables, and reclaimed stone is often the best match.
How a two-storey rear extension in Garforth 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Garforth
We also build two-storey rear extensions in nearby Kippax (1.8 miles) and Castleford (4.6 miles).
- Two-storey rear extension in Kippax
- Two-storey rear extension in Castleford
- Two-storey rear extension in Lofthouse
- Two-storey rear extension in Leeds
- Two-storey rear extension in Chapel Allerton
Other work in Garforth:
FAQ
Two-storey rear extension questions in Garforth
How much does a two-storey rear extension cost in Garforth?
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 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.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Can you match the brick or stone on my Garforth house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
What postcode areas do you cover around Garforth?
Including LS15, LS25 and LS26, and the surrounding West Yorkshire area.