What is a double-storey extension?
A double-storey extension (also called a two-storey extension) adds rooms on both the ground and first floor in one build. It typically gives a larger kitchen or living space downstairs and an extra bedroom or bathroom above.
How much does a double-storey extension cost in Lincoln?
In Lincoln, a double-storey extension typically costs £1,550–£2,400 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £56,000–£86,500. Prices across the East Midlands are typically 5% below the UK average for this kind of work, which is reflected in the range for Lincoln. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £39,000–£60,000 |
| Typical project (36 m²) | £56,000–£86,500 |
| Larger project (50 m²) | £77,500–£120,000 |
| Rate per m² | £1,550–£2,400 |
Your quote will depend mainly on:
- Brick matching and external finishes
- Bathrooms or en-suites on the first floor
- Roof design and how it joins the existing roof
- Scaffolding and access to the rear
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a double-storey extension in Lincoln?
Approvals for a double-storey extension in Lincoln follow the rules for England. In England an extension of more than one storey can only be permitted development at the rear, no more than 3 metres deep and at least 7 metres from the rear boundary, with matching materials and any upper side windows obscure-glazed. Most double-storey extensions therefore go through a householder planning application.
Building regulations approval comes from the council’s building control service or a registered building control approver. The work is inspected at key stages, such as foundations, drainage and insulation, and a completion certificate is issued at the end.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
The work we manage on a double-storey extension:
- Building control sign-off
- Foundations, drainage and scaffolding
- Electrics, heating, plumbing and plastering
- Design drawings and planning application
- Structural engineer’s calculations
- Opening up at both levels with steel beams
How long does it take?
The build itself usually takes 14 to 20 weeks on site, after planning and building control approval. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Lincoln
In the East Midlands, many estates built since the 1960s have integral garages that convert well into a study or bedroom.
If your home is in Lincoln or close by in Gainsborough, Newark on Trent and Retford, a free home visit is the first step.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about double-storey extensions in Lincoln
Who approves a double-storey extension in Lincoln?
Planning matters in Lincoln go to the council covering your address, and the work needs building control approval. We prepare and submit the applications for you.
Is a double-storey extension cheaper per square metre?
Usually yes. You pay for one set of foundations and one roof but get two floors of space, so the cost per square metre is often lower than a single-storey extension.
Will the first floor need a new staircase?
Not normally. The new rooms are reached from the existing landing, though a doorway or short corridor may need to be formed.
How close can it be to my neighbour?
Councils look at loss of light and outlook for neighbours. Many apply a 45-degree guideline from the nearest neighbouring window. We design to the council’s published guidance to give the application the best chance.
How much does a double-storey extension cost in Lincoln?
In Lincoln, a double-storey extension typically costs £1,550–£2,400 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £56,000–£86,500. Your fixed price depends on the survey and drawings.