Swindon, Wiltshire
Two-storey rear extension in Swindon
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Swindon and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Swindon (SN2, SN3, SN4 and SN5) as part of our Wiltshire work. In Swindon, 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 Swindon?
A two-storey rear extension in Swindon is priced at £1,870–£2,810 per square metre including VAT as a guide, before kitchen fit-out and fees. South West prices run slightly above our West Midlands baseline; natural stone to match the house is the main variable.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £56,000–£84,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £90,000–£135,000 |
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 Swindon?
Whether your two-storey rear extension in Swindon 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. 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 Swindon like to extend?
Stone-built and rendered houses are common around Swindon, so matching the walling is a design decision in its own right: natural stone, reconstituted stone or a render finish across old and new.
How a two-storey rear extension in Swindon comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
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.
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 Swindon
From Swindon, the nearest places we also cover are Royal Wootton Bassett (5.4 miles) and Calne (12.7 miles).
- Two-storey rear extension in Royal Wootton Bassett
- Two-storey rear extension in Calne
- Two-storey rear extension in Cirencester
- Two-storey rear extension in Wantage
- Two-storey rear extension in Carterton
Other work in Swindon:
FAQ
Two-storey rear extension questions in Swindon
Do I need a party wall agreement?
In England, usually yes if the extension is on or near a shared boundary or the foundations are close to a neighbour's building. We serve the notices.
Is the site visit in Swindon free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
Do you handle building control in Swindon?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
How much does a two-storey rear extension cost in Swindon?
As a guide, £1,870–£2,810 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £56,000–£84,000 at that rate. Your written price follows the survey.
Do I need planning permission for a rear extension in Swindon?
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.