Wakefield, West Yorkshire
Two-storey rear extension in Wakefield
For homes in Wakefield, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Wakefield is covered from our West Yorkshire round, including WF1, WF2 and WF4. In Wakefield, 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 Wakefield?
In Wakefield, 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Wakefield?
Whether your two-storey rear extension in Wakefield 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 Wakefield like to extend?
Wakefield has through terraces and some back-to-backs as well as later semis; back-to-backs have little or no rear space, so we look at side or loft options there.
How a two-storey rear extension in Wakefield 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning, prior approval or permitted development, Building Regulations approval, structural design and party wall notices are all handled by us.
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 Wakefield
From Wakefield, the nearest places we also cover are Horbury (3.0 miles) and Lofthouse (3.2 miles).
- Two-storey rear extension in Horbury
- Two-storey rear extension in Lofthouse
- Two-storey rear extension in Ossett
- Two-storey rear extension in Dewsbury
- Two-storey rear extension in Morley
Other work in Wakefield:
FAQ
Two-storey rear extension questions in Wakefield
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.
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.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
What postcode areas do you cover around Wakefield?
Including WF1, WF2 and WF4, and the surrounding West Yorkshire area.
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 you match the brick or stone on my Wakefield house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.