Double-storey extensions in Palmers Green
Thinking about a double-storey extension for your Palmers Green home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in Palmers GreenFrom £49,000 inc VAT
- PlanningUsually a householder application
- Build time16–24 weeks on site
- Postcode districtsN11, N13, N14, N21, N22
Local to Palmers Green
Our survey diary covers Palmers Green, including N11, N13, N14, N21, N22. We also work in nearby Wood Green (1 mile), Tottenham (2 miles), Friern Barnet (2 miles), Edmonton (2 miles).
Potters Bar, in Hertfordshire, is roughly 6 miles from Palmers Green and also on our list. London's housing is dominated by Victorian and Edwardian terraces, many with a rear outrigger and a side return, and 1930s semis in the outer boroughs. Conservation areas are common, so the planning check comes first.
Double-storey extension prices in Palmers Green
These guide figures apply our London adjustment (×1.3) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Palmers Green: £2,020 to £3,900 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £49,000 – £59,000 | £56,000 – £73,500 | £71,500 – £94,000 |
| 4 m × 4 m, two floors 32 m² | £64,000 – £77,000 | £74,500 – £98,000 | £95,500 – £125,000 |
| 4 m × 6 m, two floors 48 m² | £96,500 – £115,500 | £112,000 – £147,000 | £143,500 – £187,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
What is included
- Householder planning application where needed
- Ground and first floor structure, roof tied into the existing roof
- Measured survey, design and planning drawings
- Building regulations drawings and structural design
- Foundations sized for two floors
- Breaking through at both levels, stairs and landing changes where needed
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
Will the council need to approve it?
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.
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.
If the work involves a shared wall, building on the boundary, or digging foundations within 3 m (sometimes 6 m) of a neighbour's building, the Party Wall etc. Act 1996 applies and notice must be served before work starts: two months for work to a party wall, one month for new walls on the boundary and for excavations.
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Common questions in Palmers Green
Who do I contract with for a double-storey extension in Palmers Green?
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.
Do I need building regulations approval in Palmers Green?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Palmers Green 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.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £2,020 to £3,900 per m² of new floor area including VAT, compared with £2,280 to £4,420 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 Palmers Green
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.