A double-storey extension adds two floors of new space to your house in one build, typically a larger kitchen or living room downstairs with an extra bedroom, bathroom or en-suite above, sharing one set of foundations and one roof.
Every house in Bracknell is a little different, so we never price a double-storey extension from a brochure. We look at the structure, access and existing finishes first, then put in writing a fixed figure for the scope we settle on. As a rough steer, homeowners in the South East should budget £67,000–£134,000 including VAT, with work typically taking 14–22 weeks on site.
- Guide price
- £67,000–£134,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- RG12
- Planning rules
- England
- Local area
- Bracknell Forest
- Survey
- Free, with a written quote
Double-storey extensions prices in Bracknell
In Bracknell, guide figures for a double-storey extension sit at £67,000–£134,000, VAT included. We set them using rates for the South East, currently about 12% above the national guide. The table shows what pushes a project towards either end of the range; your own price is set after a free survey.
| Type of job | What it usually involves | Guide in Bracknell |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £45,000–£73,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £67,000–£134,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £112,000–£202,000 |
Expect these to shape the final quote:
- Combined floor area across both storeys
- How the new roof joins the existing roof
- Foundation depth, ground conditions and drains to divert
- Scaffolding duration, access and the level of finishes
What does the job include in Bracknell?
- Groundworks, foundations and below-ground drainage
- Insulated cavity walls with brick or render to match the house
- First-floor joists, stud walls and new openings upstairs
- Scaffolding for the full build, erected and inspected
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Building in Bracknell
Reading's Victorian terraces often show the town's patterned red and silver-grey brickwork, while Windsor, Maidenhead and Newbury mix Georgian, Victorian and Edwardian houses. Bracknell grew as a post-war new town with planned estates, Slough has a great deal of interwar and post-war housing, and newer developments sit on the edge of most towns.
Period terraces lend themselves to side-return extensions and dormer lofts; post-war and new-town homes often need replacement windows, roofline renewal and extra space. Larger detached houses commonly take on kitchen extensions, bifold doors and landscaping.
With that background in mind, here is how we typically handle a double-storey extension for homes in Bracknell, from the first visit to the finished result.
Permissions for a double-storey extension in Bracknell
For anyone in Bracknell, the relevant framework is England's. The summary below is general, so we always contact the council about your address before putting a price in writing.
In England, a two-storey rear extension can only be permitted development if it is no more than 3 m deep, at least 7 m from the rear boundary and finished to match the house. Most double-storey and all two-storey side extensions need full planning permission.
Building Regulations approval is needed, with structural calculations for beams, foundations and the roof. The Party Wall etc. Act 1996 often applies on semi-detached and terraced houses.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
The four stages
A visit to your home
We arrange a free site survey on a date convenient to you. We measure up, look at the existing structure and access, and discuss your plans for a double-storey extension so the price reflects your home.
Quote in writing
We put everything into a written, fixed-price quote: the specification, what's excluded, staged payments and the expected time on site. Take whatever time you need to decide; there's no pressure to commit.
Getting ready
Preparation matters as much as the build. We agree access, parking and working hours with you, order materials in good time, and confirm any permissions so the job isn't held up once it starts.
The work itself
The job proceeds in the order set out in the programme, with dust and debris kept under control. Finally we tidy away, inspect the work together and pass the finished project over to you with its paperwork.
Why homeowners choose us
Double-storey extensions in Bracknell: questions
How is the new roof joined to the existing house?
The new roof is usually tied into the existing roof so the two read as one. On a rear extension this often means a lower ridge or a hipped end, with valleys where the slopes meet. We strip back some existing tiles, fix new rafters and battens, and lay matching tiles or slates. Lead or proprietary flashings seal the junctions so water runs off properly.
Will the extension affect my neighbours?
A double-storey extension can affect neighbours' light, outlook and privacy, which is why planning departments look closely at height, depth and window positions. Side windows facing neighbours often need obscure glass. Work near a shared wall may also need party wall notices; the Party Wall etc. Act 1996 applies in England and Wales only. We talk through these points early so the design is realistic.
Which postcodes in Bracknell do you cover?
We cover RG12, along with the rest of Berkshire. If your postcode is not listed, get in touch anyway: our coverage is UK-wide, and we can usually arrange a survey wherever you live. Enter your postcode in the guide-price tool or contact form and we will confirm.
Do I need planning permission in Bracknell?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Bracknell is in England, so England's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
Can the new upstairs room have its own bathroom?
A new upstairs room can usually have an en-suite, provided waste pipes can reach the soil stack or a new one can be installed. Running the waste pipe to the right falls is the main design question, and a pumped system is an option where gravity will not work. We plan bathroom positions at the design stage so pipes, ventilation and insulation are built in rather than added later.
Nearby towns
We cover every part of Bracknell, including RG12, and nearby Crowthorne, Wokingham and Sandhurst. Wherever you are within that patch, the survey is free and the quote comes to you in writing.