Horsforth, West Yorkshire
Two-storey rear extension in Horsforth
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Horsforth 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.
Horsforth is covered from our West Yorkshire round, including LS16, LS18 and LS19. In Horsforth, 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 Horsforth?
In Horsforth, our guide for a two-storey rear extension is £1,670–£2,510 per square metre including VAT for a standard specification. 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Horsforth?
Here is how the rules in England apply to a two-storey rear extension in Horsforth.
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. At the first visit we measure what is there now and tell you which route fits: permitted development, prior approval or a planning application.
What are homes in Horsforth like to extend?
Stone terraces and brick semis are typical of Horsforth. 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 Horsforth 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for building control.
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 Horsforth
From Horsforth, the nearest places we also cover are Yeadon (2.5 miles) and Pudsey (3.4 miles).
- Two-storey rear extension in Yeadon
- Two-storey rear extension in Pudsey
- Two-storey rear extension in Guiseley
- Two-storey rear extension in Chapel Allerton
- Two-storey rear extension in Leeds
Other work in Horsforth:
FAQ
Two-storey rear extension questions in Horsforth
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.
Do I need planning permission for a rear extension in Horsforth?
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.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
Can you match the brick or stone on my Horsforth house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How long does a rear extension take to build in Horsforth?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.