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Full two-storey rear or side extension — engineered foundations, steel, brick and a full first-floor pour.
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Top tips
Hiring a bricklayer, without the regret.
Four moves that separate a smooth job from a nightmare.
Brick matching
— harder over two storeys. Plan early.
Foundation depth surprises
— significant cost variance.
Scaffolding fees
— long-duration scaffolding adds cost.
Project timeline slip
— 30–50% overruns common.
Costs & timeline
Know what it costs. Know when it ends.
Indicative UK ranges and what affects price.
Cost range
By job type
Inc. VAT · 2026
Source: NMT quotes
Source: NMT quotes
North England & WalesPer m² built
£2.4k–£3.8k/m²
MidlandsPer m² built
£2.7k–£4.2k/m²
South West & EastPer m² built
£2.9k–£4.5k/m²
London & South EastPer m² built
£3.5k–£5.8k/m²
40 m² two-storey (Northern UK)Substantial extension
£96k–£152k
60 m² two-storey (London)Premium build
£210k–£348k
!
Quote spread is typically ± 18% — always get 3 quotes.
At a glance
InfographicThe Bricklayer briefing.
Infographic
Bricklayer quick-view
Two-storey extensions are the most cost-effective way to add significant space to a UK home — you only pay once for the foundations, roof, and services connection but get double the usable space. The catch: they're more complex than single-storey, almost always need planning permission, and demand a builder experienced in two-storey works. This guide covers what they cost in 2026, the structural detail, and the full process.
For most UK homes, a two-storey extension adds significantly more property value per pound spent than a single-storey alternative.
What Does the Work Involve?
- Design with structural engineer involvement from start.
- Planning permission application (almost always required).
- Building Control approval with detailed drawings.
- Deep foundations (deeper than single-storey to handle the load).
- Brick cavity walls with proper insulation and ties.
- First-floor structure (steel beams or timber joists).
- Roof construction matching or complementing the existing.
- Windows, doors, internal services.
- Junction detailing where new meets old.
Typical Costs
| Region | Low £/m² | High £/m² | Notes |
|---|---|---|---|
| North England & Wales | 2,400 | 3,800 | Per m² built |
| Midlands | 2,700 | 4,200 | Per m² built |
| South West & East | 2,900 | 4,500 | Per m² built |
| London & South East | 3,500 | 5,800 | Per m² built |
| 40 m² two-storey (Northern UK) | 96,000 | 152,000 | Substantial extension |
| 60 m² two-storey (London) | 210,000 | 348,000 | Premium build |
Per m² is higher than single-storey due to first-floor structural complexity, but cost per added square metre is more efficient overall.
How Long Does It Take?
- Planning permission: 8–12 weeks.
- Building Regs & tendering: 4–8 weeks.
- Construction: 16–24 weeks.
- Total timeline: 8–14 months realistic.
DIY or Professional?
Major construction contractor only. Two-storey work requires structural calculations, steel beams, scaffolding, multiple trades, and significant project management. Plan to live elsewhere for at least part of the build.
Choosing the Right Tradesperson
- Look for builders with multiple completed two-storey extensions.
- Confirm structural engineer involvement.
- Use a JCT contract for projects this size.
- Reference-check completed projects.
- Verify insurance covers structural works.
- 10-year insurance-backed warranty on structural elements.
UK Regulations
- Planning permission almost always required for two-storey extensions.
- Building Regulations strict — structural engineer required.
- Party Wall Act applies for terrace/semi properties.
- Listed properties and conservation areas have additional rules.
Common Problems
- Brick matching — harder over two storeys. Plan early.
- Foundation depth surprises — significant cost variance.
- Scaffolding fees — long-duration scaffolding adds cost.
- Project timeline slip — 30–50% overruns common.
- Living-during-build — disruptive; many owners move out.
Frequently Asked Questions
Is two-storey cheaper per m² than single?
Higher per m² absolute but better value per added square metre because foundations and roof are amortised over double the space.
Do I need to move out?
Most owners live in part of the house during build. For some phases (roof off, services rerouting) temporary accommodation may be needed.
What's the typical cost overrun?
15–30% over original quote. Budget 20% contingency.
Does it always add value?
Almost always — well-built two-storey extensions add proportional value. Poor builds can negatively impact.
How do I find a good builder?
Multiple quotes from local builders with referenceable two-storey work. Use of recognised contracts (JCT). Avoid lowest-bidder for projects this size.
What insurance do I need?
Builder's professional indemnity, public liability, structural warranty (10-year minimum). Confirm before signing.
This guide was written with AI assistance and is intended for general information only. Prices are estimates based on UK averages and may vary by region. Always get at least three quotes and consult a qualified professional before starting any work.
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