House extensions in Greater Manchester
Every type of house extension in Greater Manchester, from single-storey kitchen extensions to two-storey additions, side returns and orangeries. We design, handle the approvals and build.
- Towns listed41
- Price regionNorth West England (×0.95)
- Planning rulesEngland
- Postcode districts87
Towns we cover in Greater Manchester
Towns we cover here include Manchester, Oldham, Wigan, Bolton.
- Altrincham
- Ashton-in-Makerfield
- Ashton-under-Lyne
- Atherton
- Bolton
- Bury
- Chadderton
- Cheadle Hulme
- Denton
- Droylsden
- Dukinfield
- Eccles
- Failsworth
- Farnworth
- Hazel Grove
- Heywood
- Hindley
- Horwich
- Hyde
- Irlam
- Leigh
- Manchester
- Middleton
- Oldham
- Prestwich
- Radcliffe
- Rochdale
- Royton
- Saddleworth
- Sale
- Salford
- Stalybridge
- Stockport
- Stretford
- Swinton
- Tyldesley
- Urmston
- Walkden
- Westhoughton
- Whitefield
- Wigan
Planning rules in Greater Manchester
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
What extensions cost in Greater Manchester
Every figure below is a guide for Greater Manchester, adjusted for North West England build costs (×0.95) and including VAT. Design and council fees are shown separately on each page.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Side return extensions | 11 m² | £25,000 – £31,500 |
| Kitchen extensions | 20 m² | £39,500 – £50,500 |
| Extensions over a garage | 12 m² | £23,500 – £31,000 |
| Double-storey extensions | 32 m² | £54,500 – £71,500 |
| Orangery extensions | 16 m² | £42,500 – £53,500 |
Which extension suits a Greater Manchester home?
Across the North West, terraced houses with small rear yards suit compact rear and side return extensions, while suburban semis have room for more.
Start by comparing single-storey rear extensions, double-storey extensions and side return extensions: between them they cover most of the layouts we see requested for houses like these.
Choose an extension type
- Extensions over a garage · from £22,500
- Conservatory replacement extensions · from £19,000
- Building regulations for extensions · from £850
- Utility and boot room extensions · from £13,000
- Extension plans and drawings · from £1,100
- Orangery extensions · from £28,500
- Bungalow extensions · from £24,500
- Planning permission for extensions · from £300
- Wraparound extensions · from £34,000
- Double-storey extensions · from £36,000
- Pitched roof extensions · from £21,000
- Timber frame extensions · from £19,500
- Glass box extensions · from £28,500
- Annexe extensions · from £52,000
- Side extensions · from £20,500
- Single-storey rear extensions · from £19,500
- Bedroom extensions · from £24,500
- Flat roof extensions · from £19,500
- Porch extensions · from £3,800
- Home office extensions · from £15,000
- Kitchen extensions · from £25,500
- Side return extensions · from £17,000
Neighbouring areas
Questions about extensions in Greater Manchester
How much does an extension cost in Greater Manchester?
With our North West England factor (×0.95), a standard-spec 20 m² single-storey extension is a guide £38,500 to £49,500 including VAT. Prices for every type are linked on this page.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, ending with a completion certificate.
Can I get a price before anyone visits?
Yes. This page shows guide prices adjusted for Greater Manchester, and the guide-price tool gives a range for your own size and finish in about a minute.
Will my neighbours need to be told?
If you apply for planning or prior approval the council notifies them, and in England party wall notices may be needed for work near a shared boundary.
Book a free site visit in Greater Manchester
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.