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.
If you have a double-storey extension on your list for a property in South Shields, we can help from the first measurements to the final clean-up. For a typical home, plan for 14–22 weeks on site, though larger or more complex jobs take longer. We cover postcodes NE29, NE30, NE33 and NE34 and nearby Tynemouth, North Shields and Jarrow, and every quote we send is fixed for the scope described in it.
- Guide price
- £54,000–£108,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- NE29, NE30, NE33 and NE34
- Planning rules
- England
- Local area
- South Tyneside
- Survey
- Free, with a written quote
How much does a double-storey extension cost in South Shields?
Prices for a double-storey extension vary from house to house, but in South Shields most projects fall within £54,000–£108,000 including VAT. That reflects costs in the North East, about 10% below the national guide. Treat the table as a budgeting aid; the written figure follows a survey we carry out for free.
| Type of job | What it usually involves | Guide in South Shields |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £36,000–£58,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £54,000–£108,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £90,000–£162,000 |
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
- Foundation depth, ground conditions and drains to divert
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
- Building control inspections and completion certificate
What are homes like around South Shields?
Tyneside flats, pairs of upper and lower flats behind a terraced front, are a distinctive feature of Newcastle and Gateshead. Sunderland is known for its single-storey terraced 'Sunderland cottages', and both cities have Victorian brick and stone terraces, interwar estates and post-war housing. Washington was built as a new town from the 1960s.
Terraces and Tyneside flats commonly need repointing, roof work and window replacement. Houses suit loft rooms and rear extensions, and new-town homes often take garage conversions and cladding upgrades.
That mix of housing shapes how we approach a double-storey extension in South Shields: the age and construction of your home affect the materials, the method and, in the end, the price.
Planning and building rules in South Shields
As South Shields 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?
A visit to your home
First, someone visits your home in South Shields 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.
Your fixed price
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.
Plan and prepare
Once you accept, we agree start dates, order materials and deal with any planning, building control or neighbour notices the job needs. You'll know who is coming and when before work begins.
Finish and handover
Work goes ahead as scheduled and you deal with one contact throughout. When the last trade leaves, we clear and clean the site, talk you through what has been done and pass on any certificates and care instructions.
What you can expect from us
Frequently asked questions
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.
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.
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 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.
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.
Nearby towns
We cover every part of South Shields, including NE29, NE30, NE33 and NE34, and nearby Tynemouth, North Shields and Jarrow. Wherever you are within that patch, the survey is free and the quote comes to you in writing.