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 are planning a double-storey extension anywhere in West Yorkshire, including Leeds, Bradford, Huddersfield and Wakefield, we can visit, measure up and talk through the options. The planning and building regulations we work to are those for England, and we check them for your address before quoting. Prices remain guide figures for Yorkshire and the Humber, at £56,000–£113,000 including VAT, until the survey is done.
- Guide price
- £56,000–£113,000 inc VAT
- Time on site
- 14–22 weeks on site
- Planning rules
- England
- Price level
- About 6% below the national guide
- Towns listed
- 26
- Survey
- Free, with a written quote
How much does a double-storey extension cost in West Yorkshire?
Here is how the guide price for a double-storey extension breaks down in West Yorkshire. We start from national figures and adjust for Yorkshire and the Humber, which comes out about 6% below the national guide. The resulting range, VAT included, is £56,000–£113,000, and a survey, at no cost to you, firms it up.
| Type of job | What it usually involves | Guide in West Yorkshire |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £37,500–£61,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £56,000–£113,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £94,000–£169,000 |
What moves the price up or down:
- 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
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
- Electrics, plumbing and heating by qualified trades, with certificates
- Windows, external doors, plastering and internal doors
Housing across West Yorkshire
Leeds and Bradford are known for back-to-back and through terraces, many in sandstone or millstone grit, with stone-slate roofs on older properties. Halifax, Huddersfield and the Calder valley have mill-town stone terraces climbing steep hillsides, and interwar semis, post-war estates and newer housing surround the larger towns.
Back-to-backs and through terraces often suit dormer loft conversions and careful kitchen layouts. Stone properties commonly need repointing with suitable mortar, roof repairs and window replacement, and hillside plots can need retaining walls.
The Pennine hills bring high rainfall, wind and frost, and the Calder valley has a history of serious flooding.
Planning and building rules in West Yorkshire
Homes in West Yorkshire come under the regulations for England, summarised below. We don't rely on general rules alone: we confirm the position for your address with the council before a quote goes out.
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?
Survey and measure
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.
Written quote
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.
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 West Yorkshire property.
On site to finish
The work is carried out to the agreed specification, with floors and furniture protected and the site kept tidy. At the end we clean up, walk through the finished job with you and hand over any certificates.
What you can expect from us
Frequently asked questions
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.
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.
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 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.
Towns in West Yorkshire
These are the towns in West Yorkshire where you can book a free survey for a double-storey extension. Each has its own page with guide prices and coverage details.