What is a single-storey extension?
A single-storey extension is a ground-floor addition, usually at the rear of a house, that enlarges a kitchen, living or dining space. Most are built with cavity walls on concrete foundations and finished with a flat roof and roof lantern or a pitched tiled roof.
How much does a single-storey extension cost in Swinton?
In Swinton, a single-storey extension typically costs £1,850–£2,750 per m² of floor area, including VAT at 20% (standard rate). For a typical 20 m² project that is roughly £37,000–£55,000. Prices across the North West are typically 6% below the UK average for this kind of work, which is reflected in the range for Swinton. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (14 m²) | £26,000–£38,500 |
| Typical project (20 m²) | £37,000–£55,000 |
| Larger project (28 m²) | £52,000–£77,000 |
| Rate per m² | £1,850–£2,750 |
Your quote will depend mainly on:
- Glazing: sliding and bifold doors cost more than French doors
- Kitchen, flooring and finishes, which we can include or leave to you
- Floor area and the length of new wall
- How much of the existing house is opened up
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a single-storey extension in Swinton?
Approvals for a single-storey extension in Swinton follow the rules for England. In England a single-storey rear extension is often permitted development: broadly up to 3 metres deep on a semi-detached or terraced house and 4 metres on a detached house, no higher than 4 metres, with eaves no higher than 3 metres within 2 metres of a boundary, and covering no more than half the garden. The larger home extension scheme allows up to 6 or 8 metres if you notify the council first and neighbours have a chance to comment. In conservation areas, National Parks and National Landscapes the larger home extension route, side extensions and cladding are not permitted development. Flats and houses whose rights have been removed need a planning application, and listed buildings need listed building consent.
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
Handled as part of most single-storey extensions:
- Structural calculations for steels and lintels
- Building control inspections and completion certificate
- Measured survey and design drawings
- First and second fix electrics, heating and plastering
- Cavity walls, insulation and roof to current building regulations
- Knock-through to the existing house with steel beams
How long does it take?
Expect 10 to 14 weeks on site for a typical rear extension, after approvals. Allow time beforehand for drawings and approvals, usually 6 to 12 weeks.
Building in Swinton
The North West has many brick terraces and inter-war semis, where kitchen extensions and dormer loft conversions add space without moving.
We work across Swinton and neighbouring areas such as Eccles, Walkden and Salford. Postcodes we cover in Swinton include M27.
How it works
- 01
Survey and brief
We visit, discuss your ideas and budget, and survey the property or site at no cost.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about single-storey extensions in Swinton
How much does a single-storey extension cost in Swinton?
In Swinton, a single-storey extension typically costs £1,850–£2,750 per m² of floor area, including VAT at 20% (standard rate). A typical 20 m² project comes to roughly £37,000–£55,000. Your fixed price depends on the survey and drawings.
Is VAT charged on an extension?
Yes. Building work on an existing home is standard-rated, so VAT at 20% applies. Our guide prices include it.
What is a build-over agreement?
If a public sewer runs within 3 metres of the extension, the water company normally has to agree to the work before it starts. We check sewer records during design and apply where needed.
How long does a single-storey extension take?
Once approvals are in place, a typical rear extension takes 10 to 14 weeks on site. Design and approvals usually take another 6 to 12 weeks beforehand, depending on whether a planning application is needed.
Do you build single-storey extensions in Swinton?
Yes. We build single-storey extensions across Swinton, including postcodes M27. Every project starts with a free home visit.