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.
Thinking about a double-storey extension in Yate? We take charge of the whole project, co-ordinating every trade involved, and one person keeps you updated. Guide prices for the South West sit at £61,000–£122,000 including VAT, and a typical job takes 14–22 weeks on site. Your own figure depends on what the survey finds and the specification you settle on.
- Guide price
- £61,000–£122,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- BS37
- Planning rules
- England
- Local area
- South Gloucestershire
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Yate?
Below is a breakdown of typical costs for a double-storey extension in Yate. Because rates in the South West are about 2% above the national guide, the overall guide comes to £61,000–£122,000, including VAT. Size, materials and access move the figure, and a free-of-charge survey settles it.
| Type of job | What it usually involves | Guide in Yate |
|---|---|---|
| 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
- Scaffolding duration, access and the level of finishes
What does the job include in Yate?
- 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
- Building control inspections and completion certificate
Building in Yate
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.
The Cotswold escarpment is exposed to wind and rain, while low ground along the Severn has a well-known flood risk.
So when we survey a Yate property for a double-storey extension, the first step is working out how it was built and what has been changed since.
Planning and building rules in Yate
As Yate is in England, read the following with that system of planning and building control in mind. We check what applies to your house with the council before you receive a quote.
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.
How does the job run?
We look at the job
It starts with a survey at the property, free of charge. We check condition, access and services, ask how you want the finished result to look, and answer any questions you have about a double-storey extension.
Written quote
We turn the survey notes into a written quote. The price is fixed for the specification we agree, and the document sets out materials, scope and payment stages in plain language.
Getting ready
Before anyone starts, we confirm the programme in writing, check whether consents are required and arrange deliveries. If a skip or scaffolding on the road needs a permit, we apply for it.
The work itself
Our trades complete a double-storey extension while your point of contact keeps you updated. When everything is finished, we clear the site, take away waste and go through the result with you before handover.
Why homeowners choose us
Frequently asked questions
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 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.
Which postcodes in Yate do you cover?
We cover BS37, along with the rest of Gloucestershire. 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 for a two-storey extension?
Most two-storey extensions need planning permission, but it depends on the size, height and position, your home's location, whether it is listed or in a conservation area, and which UK nation you are in. In England, a two-storey rear extension can sometimes be built under permitted development if it is no deeper than 3m and at least 7m from the rear boundary. We check what applies before quoting.
How long will a double-storey extension take?
On a typical home, allow 14–22 weeks on site. Larger projects, older buildings and extra work found once things are opened up can extend that, while simpler jobs may be shorter. Your quote includes an estimate of time on site, and your point of contact keeps you updated on the programme as the work progresses.
Also covering areas around Yate
Addresses in BS37 are all covered for Yate, along with Mangotsfield, Kingswood and Keynsham close by. Give us your postcode when you get in touch and we will confirm the details.