Greater Manchester

Single-storey rear extensions in Greater Manchester

Ground-floor space across the back of the house, usually for a kitchen, dining or family room. Across Greater Manchester we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Manchester, Oldham and Wigan.

Get a guide price Call 0800 088 6341

Single-storey rear extension with white render, anthracite sliding doors and a roof lantern on a 1930s semi-detached house

On terraced streets and 1930s semis like those around Manchester, a single-storey rear extension is usually the simplest way to fix a small back kitchen without touching the bedrooms. Greater Manchester has long runs of terraced houses with back yards and alleys, plus 1930s semis further out. Yard extensions on terraces are often single-storey and close to both boundaries.

How much does a single-storey rear extension cost in Greater Manchester?

For Greater Manchester we work from the North West England rate: £1,790–£2,910 per square metre of new floor, including VAT, standard specification. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.

Single-storey rear extension guide prices in Greater Manchester
Size	Guide price inc VAT
3 m wide × 4 m deep (12 m²)	£21,500–£35,000
4 m wide × 5 m deep (20 m²)	£35,500–£58,500
4 m wide × 6 m deep (24 m²)	£43,000–£70,000

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 in Greater Manchester?

Under England's householder permitted development rules you can usually add 3 metres at the back of an attached house, or 4 metres on a detached house, without a planning application, as long as the extension stays under 4 metres high and its eaves stay under 3 metres where it is within 2 metres of a boundary.

England also has the larger home extension route: a single-storey rear extension of up to 6 metres on an attached house or 8 metres on a detached house, after prior approval from the council. The council notifies your neighbours and has 42 days to decide; the fee is £249 (£310 for applications made from 8 December 2026). The route is not available on designated land such as conservation areas.

Conservation areas, National Parks, National Landscapes and the Broads restrict permitted development, and listed buildings always need listed building consent.

Where in Greater Manchester do we work?

Book a free site visit

Tell us about the house and we'll call to arrange a free, no-obligation visit.

Postcode

What are you planning?

Your name

Phone

I’ve read the privacy notice. S&K Group Holdings Ltd will use my details to reply to this enquiry, and the building team for my area may receive them to arrange the visit.

FAQ

Questions people ask

How deep can a single-storey rear extension be without planning?

In England, 3 metres on an attached house and 4 metres on a detached house under permitted development, or up to 6 and 8 metres with prior approval. Wales allows 4 metres; Scotland and Northern Ireland have their own limits.

Is a flat roof or a pitched roof better?

A warm flat roof keeps the extension low under first-floor windows and suits a roof lantern; a pitched or lean-to roof gives a vaulted ceiling. Both last for decades when built properly.

Can I stay in the house during the build?

Usually yes. The noisiest, dustiest stage, removing the back wall, is kept to the final weeks and screened off. Most families set up a temporary kitchen elsewhere in the house.

Do you cover all of Greater Manchester?

We cover 66 towns and districts in Greater Manchester, including Manchester, Oldham and Wigan.

Who builds the extension?

Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.