A single-storey extension is a new ground-floor room built onto your house, usually at the rear or side, with its own foundations, walls and roof, creating a bigger kitchen, living space or bedroom without moving home.
From a first conversation about a single-storey extension to the day the site is cleared, homeowners in Doncaster deal with us directly. We come out to measure up at no cost, explain the choices in plain terms and send a written quote. For context, comparable work in Yorkshire and the Humber usually falls within £33,000–£70,000 including VAT, and it is available across DN1, DN2, DN4 and DN5.
- Guide price
- £33,000–£70,000 inc VAT
- Time on site
- 10–16 weeks on site
- Postcodes
- DN1, DN2, DN4 and DN5
- Planning rules
- England
- Local area
- South Yorkshire
- Survey
- Free, with a written quote
What should you budget for a single-storey extension in Doncaster?
No two jobs cost exactly the same, but the ranges below give a fair picture of a single-storey extension in Doncaster. Pricing for Yorkshire and the Humber runs about 6% below the national guide, and the overall guide is £33,000–£70,000 with VAT included. We'll confirm your figure after surveying the property for free.
| Type of job | What it usually involves | Guide in Doncaster |
|---|---|---|
| Small extension (8–12m²) | A modest rear or side extension, such as a utility room or a slightly larger kitchen. | £20,500–£37,500 |
| Typical rear extension (15–25m²) | A kitchen-diner or family room with bifold doors and a rooflight or lantern. | £33,000–£70,000 |
| Large or wrap-around (30m² plus) | A wrap-around or wide rear extension, often with structural steelwork into the house. | £66,000–£122,000 |
What moves the price up or down:
- Floor area, shape and number of corners
- Roof type, rooflights, lanterns and the amount of glazing
- Ground conditions, foundation depth and drains to divert
- Steelwork needed to open into the existing house
What does the job include in Doncaster?
- Groundworks, foundations and below-ground drainage
- Cavity walls built and insulated to building regulations
- Electrics and plumbing by qualified trades, with certificates
- Windows and external doors, including bifolds if chosen
- Plastering, screed floor and internal doors
- Building control inspections and completion certificate
Homes in South Yorkshire
Sheffield's housing climbs steep hillsides, with Victorian brick terraces, stone villas in the western suburbs and large interwar and post-war council estates. Barnsley, Rotherham and Doncaster have long rows of colliery-era brick terraces, post-war housing including some non-traditional construction, and newer estates continue to grow around Doncaster.
Terraces often suit loft conversions and rear extensions, and steep plots can call for retaining walls, steps and terraced patios. Older homes commonly need repointing, window replacement and roof work.
In Doncaster, as elsewhere in South Yorkshire, we take the building's age and construction into account before recommending anything, because both can change what is involved in a single-storey extension.
Permissions for a single-storey extension in Doncaster
Planning law differs across the UK. For a home in Doncaster, it is the England rules below that count, and we check them with the council ahead of any quote.
In England, many single-storey rear extensions are permitted development: typically up to 3 m deep on a semi-detached or terraced house and 4 m on a detached house, no more than 4 m high, and covering no more than half the land around the original house. Larger rear extensions can go through the prior approval process. Side extensions, flats, listed buildings, conservation areas and homes where permitted development rights have been removed need planning permission.
Building Regulations approval is needed for almost every extension, covering foundations, structure, insulation, drainage, ventilation and fire safety. If the work is on or near a shared wall or boundary, the Party Wall etc. Act 1996 may apply.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
Free site survey
First, someone visits your home in Doncaster 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.
Written quote
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for a single-storey extension.
Dates and permissions
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
Our trades complete a single-storey extension while your point of contact keeps you updated. When everything is finished, we clear the site, take away waste and go through the result with you before handover.
What you can expect from us
Single-storey extensions in Doncaster: questions
Can you combine a single-storey extension with other work?
Yes. Because we manage several trades under one contract, we can plan a single-storey extension alongside other work on your Doncaster home, such as new windows with rendering, or a kitchen refit with an extension. Combining jobs can reduce repeat set-up such as scaffolding, skips and access, and every element is listed and priced in the same written quote.
What does a typical extension build look like week by week?
A typical single-storey extension follows the same order: clearing the site and digging foundations, building walls up to roof level, then fitting the roof and windows to make it weathertight. Electrics, plumbing, insulation and plastering follow. The last stage is opening into the house, laying the screed and fitting doors and finishes. Building control inspects at key stages, and we book those visits for you.
Is a flat roof or a pitched roof better on an extension?
A flat roof is quicker to build and usually costs less, gives a clean modern look and works well with a roof lantern. A pitched roof matches the main house, sheds water faster and allows a vaulted ceiling, but it costs more and its height can affect neighbours. Modern flat roofs in EPDM rubber or GRP last well when properly detailed. Planning rules on height can also decide the choice.
How long will a single-storey extension take?
On a typical home, allow 10–16 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.
Can we stay at home during the build?
Most people stay at home while we build a single-storey extension, because the new structure goes up outside before we break through. The disruptive part is usually the last few weeks, when we open into the house and fit the kitchen. We put up dust screens, keep a safe route through the house and agree a temporary kitchen setup if needed. Water and power are only off for short, planned periods.
Also covering areas around Doncaster
If your address falls within DN1, DN2, DN4 and DN5, we cover it. The same goes for neighbouring Bentley, Adwick le Street and South Elmsall, which we include alongside Doncaster when arranging surveys and quotes.