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 Tunbridge Wells? We take charge of the whole project, co-ordinating every trade involved, and one person keeps you updated. Guide prices for the South East sit at £67,000–£134,000 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
- £67,000–£134,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- TN1, TN2, TN3 and TN4
- Planning rules
- England
- Local area
- Kent
- Survey
- Free, with a written quote
Double-storey extensions prices in Tunbridge Wells
No two jobs cost exactly the same, but the ranges below give a fair picture of a double-storey extension in Tunbridge Wells. Pricing for the South East runs about 12% above the national guide, and the overall guide is £67,000–£134,000 with VAT included. We'll confirm your figure after surveying the property for free.
| Type of job | What it usually involves | Guide in Tunbridge Wells |
|---|---|---|
| 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 |
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
Scope of the work
- Groundworks, foundations and below-ground drainage
- Insulated cavity walls with brick or render to match the house
- Scaffolding for the full build, erected and inspected
- Electrics, plumbing and heating by qualified trades, with certificates
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Local housing and a double-storey extension
Kent's older buildings include oast houses, weatherboarded cottages, Wealden timber-framed houses and Kentish ragstone walls. Medway towns have long rows of Victorian terraces, Margate and Ramsgate have Regency and Victorian seafronts, and Ashford, Maidstone and Dartford have seen large new estates alongside interwar and post-war housing.
Victorian terraces suit loft rooms and rear extensions; weatherboarded and timber-framed buildings may need cladding repairs and lime work. Newer estate homes often take garage conversions, porches and landscaping.
For a double-storey extension in Tunbridge Wells, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Permissions for a double-storey extension in Tunbridge Wells
Which rules apply depends on where you live. For Tunbridge Wells, 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.
What happens after you get in touch?
Survey and measure
Book a visit and we'll come to you. The survey covers measurements, the state of what's there now and any obvious constraints, so the price that follows is based on your actual home, not an average.
Written quote
The quote arrives in writing, not over the phone. It covers the full scope, the finishes you've chosen, any exclusions and the payment schedule, with a fixed price tied to that specification.
Booking the work
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.
Build and hand over
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.
How we work
Double-storey extensions in Tunbridge Wells: 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.
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.
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.
How long does a double-storey extension take?
A double-storey extension typically takes 14–22 weeks on site, depending on size, roof design and weather. Foundations and ground-floor walls come first, then the first-floor joists, upper walls and roof. Once it is weathertight, electrics, plumbing, plastering and finishes follow. Allow extra time beforehand for drawings, calculations and approvals. We give you a stage-by-stage programme with your quote.
Which postcodes in Tunbridge Wells do you cover?
We cover TN1, TN2, TN3 and TN4, along with the rest of Kent. 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.
Near Tunbridge Wells
Homes across TN1, TN2, TN3 and TN4 in Tunbridge Wells are within our coverage, as are those in Tonbridge, Crowborough and Sevenoaks. If you are just outside these areas, ask anyway, because we work right across the UK.