Two-storey extensions in Lees
From over-garage bedrooms to full wraparounds, we cover every kind of two-storey extension in Lees.
Lees at a glance
- Postcode districts
- OL4
- Area
- Greater Manchester, England
- Price region
- North West England
- Nearest towns
- Oldham (1.9 miles), Mossley (2.3 miles), Royton (2.8 miles), Chadderton (2.8 miles)
- Distance to Manchester
- about 7.8 miles
- Approvals
- Two-storey rear: up to 3 m deep and 7 m from the rear boundary under permitted development. Side, wraparound and front: planning permission.
We cover Lees (OL4) and the places around it, including Oldham (1.9 miles), Mossley (2.3 miles) and Royton.
Extensions available in Lees
Two-storey rear extensions
From £53,000 in Lees. Free visit to firm it up.
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Two-storey side extensions
For homes in Lees: typical guide from £82,000.
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Two-storey wraparound extensions
Lees guide price from £114,500, Standard spec.
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Part single, part two-storey extensions
For homes in Lees: typical guide from £68,500.
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Extensions over a garage
From £30,000 in Lees. Free visit to firm it up.
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First-floor extensions
Our North West England guide starts at £24,000 for this type.
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Two-storey extensions for semi-detached houses
From £53,000 in Lees. Free visit to firm it up.
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Two-storey extensions for detached houses
From £82,000 in Lees. Free visit to firm it up.
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Kitchen extensions with bedrooms above
For homes in Lees: typical guide from £53,000 (before kitchen units).
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Extra bedroom and en-suite extensions
Design, approvals and build for Lees homes. Guide from £53,000 (plus en-suite).
Learn moreWhich type suits your house?
The boundaries usually decide it. Two-storey work close to a neighbour needs careful design for light and privacy, so at the visit in Lees we measure distances to every boundary before suggesting a type.
Also available in Greater Manchester
- Two-storey front extensions
- Two-storey extensions for end-of-terrace houses
- Two-storey annexe extensions
- Garage conversions with a room above
- Two-storey extension plans and drawings
- Planning permission for two-storey extensions
- Structural engineering for two-storey extensions
- Building regulations for two-storey extensions
- Party wall notices for extensions
- Design and build two-storey extensions
Rules for Lees
Lees is in England. Two-storey rear: up to 3 m deep and 7 m from the rear boundary under permitted development. Side, wraparound and front: planning permission. Householder planning application: £548 (or £575 for applications made from 8 December 2026). Lawful development certificate: £274 (about £288 for applications from 8 December 2026). Councils should decide householder applications within 8 weeks of validation.
The full England rules explained
Questions about extensions in Lees
Do you cover Lees?
Yes. We cover Lees (OL4) and the surrounding area, including Oldham and Mossley. The first site visit is free.
What does a two-storey extension cost in Lees?
Using our North West England guide, a two-storey rear extension with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) is about £53,000–£72,000 including VAT. An extension over a garage is about £30,000–£43,500.
Which other places near Lees do you cover?
Everywhere around it, including Oldham (1.9 miles), Mossley (2.3 miles) and Royton (2.8 miles), and the rest of Greater Manchester.