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 offer a double-storey extension across Tyne and Wear, and Tynemouth is one of the places we cover, along with nearby North Shields, South Shields and Whitley Bay. Before anything is agreed we visit, check the existing structure and talk through your options. You then receive a written quote setting out the full scope; for most homes in the North East it sits within £54,000–£108,000 including VAT.
- Guide price
- £54,000–£108,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- NE29, NE30 and NE33
- Planning rules
- England
- Local area
- North Tyneside
- Survey
- Free, with a written quote
What should you budget for a double-storey extension in Tynemouth?
These are guide costs, not quotes. For a double-storey extension in Tynemouth the range is £54,000–£108,000, VAT included, reflecting prices in the North East that are about 10% below the national guide. Once we have visited for a free survey, you get a firm figure for the scope you approve.
| Type of job | What it usually involves | Guide in Tynemouth |
|---|---|---|
| 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 |
Expect these to shape the final quote:
- 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
- Insulated cavity walls with brick or render to match the house
- 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
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Homes in Tyne and Wear
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.
In Tynemouth, as elsewhere in Tyne and Wear, we take the building's age and construction into account before recommending anything, because both can change what is involved in a double-storey extension.
Do you need permission in Tynemouth?
Because Tynemouth 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
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.
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.
Booking the work
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 Tynemouth property.
On site to finish
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.
Working with SK Home Improvements
Double-storey extensions in Tynemouth: 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.
Which postcodes in Tynemouth do you cover?
We cover NE29, NE30 and NE33, along with the rest of Tyne and Wear. 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.
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.
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.
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.
Also covering areas around Tynemouth
Whether you're in the centre of Tynemouth or on its outskirts, NE29, NE30 and NE33 addresses are covered. We extend the same service, and the same fixed-price approach, to North Shields, South Shields and Whitley Bay.