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.
We take on a double-storey extension throughout Ledbury and the surrounding HR8 postcodes, as well as in Great Malvern, Ross-on-Wye and Tewkesbury. The guide range for this work in the West Midlands is £59,000–£118,000 including VAT; where your project falls depends on its size, the materials you pick and how easy the site is to reach. A free survey turns that range into a fixed figure.
- Guide price
- £59,000–£118,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- HR8
- Planning rules
- England
- Local area
- Herefordshire
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Ledbury?
The table below shows guide prices for a double-storey extension in Ledbury. They are based on rates in the West Midlands, which run about 2% below the national guide, giving an overall range of £59,000–£118,000. All figures include VAT and are firmed up after a free site survey.
| Type of job | What it usually involves | Guide in Ledbury |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £39,000–£64,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £59,000–£118,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £98,000–£176,000 |
Your price depends mostly on:
- 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
Scope of the work
- 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
- Building control inspections and completion certificate
Homes in Herefordshire
Herefordshire is known for black-and-white timber-framed buildings, especially in villages around Weobley, Pembridge and Eardisland. Old Red Sandstone is used widely in churches, farmhouses and walls, Hereford has Victorian terraces and interwar suburbs, and market towns such as Leominster, Ledbury and Ross-on-Wye mix historic centres with newer estates.
Timber-framed and sandstone properties often need lime plaster, breathable finishes and careful roof repairs. Town terraces suit loft conversions and rear extensions, and rural homes commonly add porches, driveways and fencing.
So when we survey a Ledbury property for a double-storey extension, the first step is working out how it was built and what has been changed since.
Permissions for a double-storey extension in Ledbury
Planning law differs across the UK. For a home in Ledbury, it is the England rules below that count, and we check them with the council ahead of any 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.
What happens after you get in touch?
We look at the job
First, someone visits your home in Ledbury to see the space, take measurements and note anything that could affect the work, such as access or the condition of what is there. There is no charge for this visit.
Written quote
After the survey we send a quote for a double-storey extension that fixes the price for the scope we've agreed. If you want to change materials or scope, we revise it in writing before anything is booked.
Getting ready
With the quote agreed, we book the work in and handle preparation: permissions where needed, building control notifications, material orders and access arrangements for your Ledbury property.
Finish and handover
During the work we protect the areas around it and tidy up at the end of each day. Once complete, we check the finish, remove our materials and hand over paperwork such as building control sign-off where it applies.
Why homeowners choose us
Common questions
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 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 £59,000–£118,000, 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.
How much will a double-storey extension cost in Ledbury?
As a guide, expect to pay £59,000–£118,000 including VAT for a double-storey extension in Ledbury. That range is adjusted for the West Midlands, which runs about 2% below the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
Is the price fixed?
Yes, for the specification we agree. Your written quote sets out exactly what is included at a fixed price. It only changes if you ask for something different, or if a problem the survey could not reasonably reveal later needs extra work. In either case we explain the change and confirm it in writing before going ahead.
Also covering areas around Ledbury
We cover every part of Ledbury, including HR8, and nearby Great Malvern, Ross-on-Wye and Tewkesbury. Wherever you are within that patch, the survey is free and the quote comes to you in writing.