Double-storey extensions across Newcastle upon Tyne
If you live in Newcastle upon Tyne and want more space without moving, a double-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in Newcastle upon TyneFrom £34,500 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsNE1, NE2, NE4, NE6, NE8
What is included
- Building regulations drawings and structural design
- Insulation, plastering, electrics and plumbing to finish
- Foundations sized for two floors
- Householder planning application where needed
Local to Newcastle upon Tyne
Postcode districts we cover around Newcastle upon Tyne include NE1, NE2, NE4, NE6, NE8, NE99. Nearby, we also take on projects in Gateshead (1 mile), Gosforth (2 miles), Felling (2 miles), Wallsend (3 miles).
Cramlington, in Northumberland, is roughly 8 miles from Newcastle upon Tyne and also on our list. Across the North East, houses often have rear yards or modest gardens, so compact, well-lit single-storey extensions make the biggest difference.
How much does a double-storey extension cost in Newcastle upon Tyne?
Labour and material costs vary across the UK, so for Newcastle upon Tyne we use our North East England factor (×0.91). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Newcastle upon Tyne: £1,410 to £2,730 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £34,500 – £41,500 | £39,000 – £51,500 | £50,000 – £66,000 |
| 4 m × 4 m, two floors 32 m² | £45,000 – £54,000 | £52,000 – £68,500 | £66,500 – £87,500 |
| 4 m × 6 m, two floors 48 m² | £67,500 – £81,000 | £78,500 – £103,000 | £100,000 – £131,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning and approvals in Newcastle upon Tyne
In England a two-storey rear extension is permitted development only if it projects no more than 3 m from the original rear wall, sits at least 7 m from the rear boundary, matches the roof pitch and uses obscure, non-opening side windows upstairs. Most two-storey extensions therefore go through a householder planning application, which costs £548 from 1 April 2026 and normally takes about 8 weeks.
Homes in conservation areas, national parks, National Landscapes (formerly AONBs), the Broads and World Heritage Sites have tighter rules, so we always check the property's status and planning history before design starts.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
Applications are decided by the local planning authority (your district, borough or unitary council).
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
We visit your Newcastle upon Tyne home, measure up, talk through what you want and check the planning position.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions people ask about double-storey extensions
Who do I contract with for a double-storey extension in Newcastle upon Tyne?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Will my neighbours in Newcastle upon Tyne be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do I need building regulations approval in Newcastle upon Tyne?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,410 to £2,730 per m² of new floor area including VAT, compared with £1,590 to £3,090 per m² for single-storey work, because the foundations and roof are shared across two floors.
Do I need a Party Wall Agreement?
If you are in England or Wales and the work involves a shared wall or digging foundations close to a neighbour, the Party Wall etc. Act 1996 applies and notices must be served before work starts. We tell you which notices are needed.
Book a free site visit in Newcastle upon Tyne
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.