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 Wokingham?
In Wokingham, a double-storey extension typically costs £1,850–£2,800 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £66,500–£101,000. That range is adjusted for the South East, where domestic building work typically costs around 12% above the national average. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £46,000–£70,000 |
| Typical project (36 m²) | £66,500–£101,000 |
| Larger project (50 m²) | £92,500–£140,000 |
| Rate per m² | £1,850–£2,800 |
What moves the price most:
- Bathrooms or en-suites on the first floor
- Brick matching and external finishes
- Scaffolding and access to the rear
- Roof design and how it joins the existing roof
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 Wokingham?
Approvals for a double-storey extension in Wokingham 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.
Where work involves a shared wall, building on the boundary, or digging foundations within 3 metres of a neighbour’s building and deeper than its foundations (or within 6 metres for deeper work), the Party Wall etc. Act 1996 applies and notices must be served before work starts.
At the survey we check your house’s planning history and any restrictions, and tell you which route applies.
What we handle
The work we manage on a double-storey extension:
- Foundations, drainage and scaffolding
- Brick or block walls, floors and a roof tied into the house
- Building control sign-off
- Windows, doors and staircase alterations
- Opening up at both levels with steel beams
- Electrics, heating, plumbing and plastering
How long does it take?
The build itself usually takes 14 to 20 weeks on site, after planning and building control approval. Design and approvals come first and typically take 3 to 4 months, depending on the approval route.
Building in Wokingham
Commuter towns across the South East have many 1930s and post-war semis that suit rear extensions and hip-to-gable loft conversions.
We work across Wokingham and neighbouring areas such as Crowthorne, Bracknell and Lower Earley. Postcodes we cover in Wokingham include RG40.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about double-storey extensions in Wokingham
How much does a double-storey extension cost in Wokingham?
In Wokingham, a double-storey extension typically costs £1,850–£2,800 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £66,500–£101,000. Your fixed price depends on the survey and drawings.
Does a double-storey extension need planning permission?
Usually. In England a two-storey rear extension can only be permitted development if it is no more than 3 metres deep and at least 7 metres from the rear boundary, and side extensions over one storey always need permission. In practice most are approved through a planning application.
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 long does a double-storey extension take in Wokingham?
Typically 14 to 20 weeks on site, after planning and building control approval. Design and approvals beforehand usually take 3 to 4 months.