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 Yeadon 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 West Yorkshire, including Guiseley, Horsforth and Shipley.
- Guide price
- £56,000–£113,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- LS19 and LS20
- Planning rules
- England
- Local area
- Leeds
- Survey
- Free, with a written quote
Double-storey extensions prices in Yeadon
Here is how the guide price for a double-storey extension breaks down in Yeadon. 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 Yeadon |
|---|---|---|
| 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 |
Your price depends mostly on:
- Combined floor area across both storeys
- How the new roof joins the existing roof
- 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
- Scaffolding for the full build, erected and inspected
- Building control inspections and completion certificate
Local housing and a double-storey extension
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.
For a double-storey extension in Yeadon, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Planning and building rules in Yeadon
As Yeadon 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.
The four stages
We look at the job
We arrange a free site survey on a date convenient to you. We measure up, look at the existing structure and access, and discuss your plans for a double-storey extension so the price reflects your home.
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.
Getting ready
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.
Build and hand over
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.
What you can expect from us
Double-storey extensions in Yeadon: 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 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.
Which postcodes in Yeadon do you cover?
We cover LS19 and LS20, along with the rest of West Yorkshire. 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.
How much does a double-storey extension cost?
A typical double-storey extension of 30–40m² across both floors costs £56,000–£113,000, 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.
Also covering areas around Yeadon
We welcome enquiries from all LS19 and LS20 postcodes in Yeadon, plus Guiseley, Horsforth and Shipley. Each one gets the same survey at no charge and a written price fixed for the work described.