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.
In Tynemouth, as anywhere in Tyne and Wear, the price of a single-storey extension is driven mainly by size, materials and access. Across the North East our guide sits at £31,500–£68,000 with VAT, but restricted parking, a narrow side passage or extra preparation can move the figure either way. That is why every price we give follows a visit to the house.
- Guide price
- £31,500–£68,000 inc VAT
- Time on site
- 10–16 weeks on site
- Postcodes
- NE29, NE30 and NE33
- Planning rules
- England
- Local area
- North Tyneside
- Survey
- Free, with a written quote
How much does a single-storey extension cost in Tynemouth?
Below is a breakdown of typical costs for a single-storey extension in Tynemouth. Because rates in the North East are about 10% below the national guide, the overall guide comes to £31,500–£68,000, including VAT. Size, materials and access move the figure, and a free-of-charge survey settles it.
| Type of job | What it usually involves | Guide in Tynemouth |
|---|---|---|
| Small extension (8–12m²) | A modest rear or side extension, such as a utility room or a slightly larger kitchen. | £20,000–£36,000 |
| Typical rear extension (15–25m²) | A kitchen-diner or family room with bifold doors and a rooflight or lantern. | £31,500–£68,000 |
| Large or wrap-around (30m² plus) | A wrap-around or wide rear extension, often with structural steelwork into the house. | £63,000–£117,000 |
What moves the price up or down:
- Floor area, shape and number of corners
- Ground conditions, foundation depth and drains to divert
- Steelwork needed to open into the existing house
- Finishes, kitchen, flooring and heating specification
What’s included?
- Groundworks, foundations and below-ground drainage
- Cavity walls built and insulated to building regulations
- Flat or pitched roof, with rooflights or a lantern if specified
- Electrics and plumbing by qualified trades, with certificates
- Plastering, screed floor and internal doors
- Building control inspections and completion certificate
Local housing and a single-storey extension
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.
Cold North Sea winds and sea frets affect the coast at Tynemouth and South Shields, and former coal workings underlie parts of the area.
Building traditions across Tyne and Wear also raise conservation and planning questions, so we check those for a single-storey extension in Tynemouth at the survey stage.
Planning and building rules in Tynemouth
Homes in Tynemouth 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, 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.
The four stages
Survey and measure
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.
Written quote
We put everything into a written, fixed-price quote: the specification, what's excluded, staged payments and the expected time on site. Take whatever time you need to decide; there's no pressure to commit.
Plan and prepare
Before anyone starts, we confirm the programme in writing, check whether consents are required and arrange deliveries. If a skip or scaffolding on the road needs a permit, we apply for it.
The work itself
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.
Why homeowners choose us
Single-storey extensions in Tynemouth: questions
Do I need planning permission in Tynemouth?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Tynemouth is in England, so England's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
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.
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 Tynemouth 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.
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 much does a single-storey extension cost?
A typical single-storey rear extension of 15–25m² costs £31,500–£68,000, built to a plastered finish ready for your kitchen and decoration. As a guide, allow roughly £1,600–£2,800 per square metre plus fixed costs for groundworks, steelwork and fees. Smaller extensions cost more per square metre. The kitchen, flooring and large glazed doors are usually the biggest extras. We confirm a fixed price for the agreed specification after the survey.
Also covering areas around Tynemouth
Tynemouth and its NE29, NE30 and NE33 postcodes are part of our coverage. Homeowners in North Shields, South Shields and Whitley Bay can also book a free survey with us and receive a written price for their job.