Manchester, Greater Manchester
Single-storey rear extension in Manchester
Ground-floor space across the back of the house, usually for a kitchen, dining or family room. If you live in Manchester and want to know what a single-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Manchester sits in Greater Manchester, with postcode districts including M9, M11, M12 and M15. A single-storey rear extension in Manchester is mostly built from the garden side, so the house stays usable for most of the job.
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 single-storey rear extension cost in Manchester?
Guide prices for a single-storey rear extension in Manchester start from our North West England rate of £1,790–£2,910 per square metre, including VAT. North West prices sit below our West Midlands baseline; access on terraced streets is the main variable.
| 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a single-storey rear extension in Manchester?
The planning route for a single-storey rear extension in Manchester is set by England's householder rules and your council.
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.
If 3 or 4 metres is not enough, England's prior approval route allows 6 metres on a terraced or semi-detached house and 8 metres on a detached house for a single-storey rear extension. Neighbours are consulted, the council decides within 42 days, and the fee is £249, rising to £310 from 8 December 2026.
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 Manchester like to extend?
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 a single-storey rear extension in Manchester 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.
Approvals
Permitted development check, prior approval or planning application, then Building Regulations drawings and structural calculations, plus party wall notices where they apply.
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.
Single-storey rear extensions near Manchester
We also build single-storey rear extensions in nearby Manchester City Centre (0.3 miles) and Cheetham Hill (1.2 miles).
- Single-storey rear extension in Manchester City Centre
- Single-storey rear extension in Cheetham Hill
- Single-storey rear extension in Longsight
- Single-storey rear extension in Salford
- Single-storey rear extension in Crumpsall
Other work in Manchester:
FAQ
Single-storey rear extension questions in Manchester
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.
How much does a single-storey rear extension cost in Manchester?
As a guide, £1,790–£2,910 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,500–£35,000 at that rate. Your written price follows the survey.
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 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.
Do you handle building control in Manchester?
Yes. We apply to the council or a registered building control approver and hand over the completion certificate.
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.