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 arrange a double-storey extension for homeowners in Bowthorpe and the wider Norfolk. The job is planned, priced and managed by us and carried out by tradespeople engaged under our contract, so there is one agreement and one contact. On a typical home the work takes 14–22 weeks on site, and guide pricing in the East of England is £63,000–£126,000, VAT included.
- Guide price
- £63,000–£126,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- NR5
- Planning rules
- England
- Local area
- Norfolk
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Bowthorpe?
Below is a breakdown of typical costs for a double-storey extension in Bowthorpe. Because rates in the East of England are about 5% above the national guide, the overall guide comes to £63,000–£126,000, 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 Bowthorpe |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £42,000–£68,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £63,000–£126,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £105,000–£189,000 |
The main things that change the figure:
- Combined floor area across both storeys
- Bathrooms, en-suites and plumbing on the upper floor
- Foundation depth, ground conditions and drains to divert
- 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
- 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
- Electrics, plumbing and heating by qualified trades, with certificates
What are homes like around Bowthorpe?
Flint is everywhere in Norfolk, often combined with brick quoins and red or black-glazed pantile roofs. Norwich has Victorian terraces and interwar suburbs around its medieval centre, Norfolk reed thatch survives across the county, carrstone is used in the west, and coastal towns such as Great Yarmouth and Cromer have Victorian terraces and newer bungalows.
Flint walls often need lime repointing and careful repairs, and pantile roofs need matching tiles. Norwich terraces suit loft conversions and rear extensions, while coastal bungalows commonly take loft rooms, porches and new windows.
Building traditions across Norfolk also raise conservation and planning questions, so we check those for a double-storey extension in Bowthorpe at the survey stage.
Planning and building rules in Bowthorpe
For anyone in Bowthorpe, 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.
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.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Plan and prepare
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.
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.
How we work
Common questions
Can we live at home while it is built?
Most families stay at home during a double-storey extension. The new structure is built outside first, and we only break through into the existing rooms near the end, usually one floor at a time. Upstairs, this may mean a bedroom is out of use for a week or two. We fit dust screens, protect floors and stairs, and plan any time without water or power in advance.
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 £63,000–£126,000, 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.
Which postcodes in Bowthorpe do you cover?
We cover NR5, along with the rest of Norfolk. 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.
Who do I deal with during the job?
One point of contact manages your project from survey to handover. They schedule the trades working under our contract, keep you updated on progress, and are the person to call with any question. You don't need to coordinate builders, electricians or decorators separately, because that is part of what we do.
Near Bowthorpe
From NR5 to the edges of Bowthorpe and on into Norwich, Dereham and Great Yarmouth, we can arrange a site visit and a written quote for your project, planned around dates that work for you.