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.
If you live in Cirencester and are weighing up a double-storey extension, the starting point is a visit to measure up and talk through what you want, which costs nothing. We cover homes across GL7, and a typical project of this kind in the South West lands somewhere in the £61,000–£122,000 bracket, including VAT. The exact figure depends on size, access and the finish you choose.
- Guide price
- £61,000–£122,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- GL7
- Planning rules
- England
- Local area
- Gloucestershire
- Survey
- Free, with a written quote
What should you budget for a double-storey extension in Cirencester?
What should you budget for a double-storey extension in Cirencester? Use the figures below as a starting point. Prices in the South West sit about 2% above the national guide, so the range here is £61,000–£122,000 including VAT. Your fixed price comes in writing once we've surveyed the property, at no charge.
| Type of job | What it usually involves | Guide in Cirencester |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £41,000–£66,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £61,000–£122,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £102,000–£184,000 |
What moves the price up or down:
- Combined floor area across both storeys
- How the new roof joins the existing roof
- Bathrooms, en-suites and plumbing on the upper floor
- Foundation depth, ground conditions and drains to divert
What do you get?
- 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
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Windows, external doors, plastering and internal doors
Local housing and a double-storey extension
Golden Cotswold limestone defines towns and villages such as Cirencester, Stow and Tetbury, often with stone-slate roofs. Cheltenham is known for Regency stucco terraces and villas, Gloucester has Victorian brick terraces and interwar estates, the Stroud valleys have mill-era stone cottages, and the Forest of Dean uses its own sandstone.
Cotswold stone homes often need lime pointing, stone repairs and windows that suit conservation areas. Regency houses may call for render and decorating, while brick terraces and estate homes suit loft rooms and extensions.
That variety is why a guide price for a double-storey extension in Cirencester is only a starting point; the survey shows what your particular property needs.
Do you need permission in Cirencester?
Which rules apply depends on where you live. For Cirencester, the answer is England, and the points below reflect that; we verify them with the council before quoting.
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.
From survey to handover
Survey and measure
We begin by looking at the job in person. During the free survey we discuss options, materials and budget for a double-storey extension, and photograph or measure anything the quote needs to reflect.
Price and scope agreed
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
Once you accept, we agree start dates, order materials and deal with any planning, building control or neighbour notices the job needs. You'll know who is coming and when before work begins.
Finish and handover
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.
What you can expect from us
Questions about a double-storey extension in Cirencester
Is a double-storey extension better value than single-storey?
A double-storey extension usually gives better value per square metre than a single-storey one, because the same foundations and roof serve twice the floor area. The overall cost is higher, and planning can be harder because of the effect on neighbours. If you might want an extra bedroom later, building both floors now avoids a second round of disruption and scaffolding.
Can I stay at home during the work?
In most cases, yes. Most people can live at home throughout, and we plan the work to keep disruption down by protecting floors, agreeing working hours and keeping access routes clear. Bigger jobs affecting kitchens, bathrooms or heating may mean a short spell with reduced facilities, and we talk this through with you at the survey.
What happens at the survey?
We visit your home at a time that suits you, look at the area involved, take measurements and check access, condition and any services that might be affected. We talk through what you want from a double-storey extension, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
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.
How much does a double-storey extension cost?
A typical double-storey extension of 30–40m² across both floors costs £61,000–£122,000, built to a plastered finish. As a rough guide, allow around £1,400–£2,600 per square metre plus fixed costs for groundworks, scaffolding and fees. The second storey usually costs less per square metre than the first, because foundations and roof are shared. Bathrooms upstairs and a complex roof add most. We confirm a fixed price after the survey.
Also covering areas around Cirencester
We survey and quote throughout Cirencester's GL7 postcodes and in surrounding places such as Stroud, Cheltenham and Swindon. The process and pricing approach are identical in each of them.