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.
Homeowners in Oakham usually consider a double-storey extension for one of a few reasons: something has worn out, the house no longer suits the way they live, or they are getting it ready to sell. We visit, agree a specification and put a fixed price in writing. Most jobs like this take 14–22 weeks on site, and we work across Rutland, including Melton Mowbray, Stamford and Corby.
- Guide price
- £58,000–£115,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- LE15
- Planning rules
- England
- Local area
- Rutland
- Survey
- Free, with a written quote
How much does a double-storey extension cost in Oakham?
What should you budget for a double-storey extension in Oakham? Use the figures below as a starting point. Prices in the East Midlands sit about 4% below the national guide, so the range here is £58,000–£115,000 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 Oakham |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £38,500–£62,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £58,000–£115,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £96,000–£173,000 |
The main things that change the figure:
- 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’s included?
- 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
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
What are homes like around Oakham?
England's smallest historic county is largely limestone and ironstone villages, many with Collyweston stone-slate or thatched roofs. Oakham and Uppingham have Georgian and Victorian centres within conservation areas, and newer estates and smaller post-war developments have grown on the edges of both towns.
Inland and fairly dry, with cold winters; higher ground around Rutland Water is more exposed to wind.
Whatever era your Oakham home dates from, we plan a double-storey extension around how it is actually built rather than a one-size-fits-all specification.
Permissions for a double-storey extension in Oakham
Because Oakham falls under England's rules, the guidance below is the version relevant to you. Before sending a price, we check your property's position with the council.
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.
The four stages
Free site survey
A free survey comes first. It gives us what we need to price a double-storey extension properly, including dimensions, existing materials and access for deliveries, and gives you the chance to ask anything you like.
Your fixed price
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.
Plan and prepare
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.
The work itself
On site, the agreed plan is followed and any change is put in writing first. At completion we do a final clean, go through the snagging list with you and leave you with the relevant documents.
How we work
Questions about a double-storey extension in Oakham
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.
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.
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.
Will the extension affect my neighbours?
A double-storey extension can affect neighbours' light, outlook and privacy, which is why planning departments look closely at height, depth and window positions. Side windows facing neighbours often need obscure glass. Work near a shared wall may also need party wall notices; the Party Wall etc. Act 1996 applies in England and Wales only. We talk through these points early so the design is realistic.
Do you cover Melton Mowbray, Stamford and Corby?
Yes. As well as Oakham, we cover Melton Mowbray, Stamford and Corby and the rest of Rutland. Our coverage is UK-wide, so the process is the same wherever you are: a free site survey, a quote in writing that fixes the price for the agreed scope, and one point of contact while the work is planned and carried out.
Near Oakham
From LE15 to the edges of Oakham and on into Melton Mowbray, Stamford and Corby, we can arrange a site visit and a written quote for your project, planned around dates that work for you.