Two-storey extensions in Manchester
From over-garage bedrooms to full wraparounds, we cover every kind of two-storey extension in Manchester.
Manchester at a glance
- Postcode districts
- M1, M4 and M60
- Area
- Greater Manchester, England
- Price region
- North West England
- Nearest towns
- Manchester City Centre (0.3 miles), Cheetham Hill (1.2 miles), Longsight (2.2 miles), Salford (2.2 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.
Around Manchester we also work in Manchester City Centre, Cheetham Hill and Longsight, and across the rest of Greater Manchester. Postcode districts in and near Manchester: M1, M4 and M60.
Extensions available in Manchester
Two-storey rear extensions
Guide from £53,000 in Manchester, including VAT.
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Two-storey side extensions
Manchester guide price from £82,000, Standard spec.
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Two-storey wraparound extensions
Our North West England guide starts at £114,500 for this type.
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Part single, part two-storey extensions
Design, approvals and build for Manchester homes. Guide from £68,500.
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Extensions over a garage
Guide from £30,000 in Manchester, including VAT.
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First-floor extensions
Design, approvals and build for Manchester homes. Guide from £24,000.
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Two-storey extensions for semi-detached houses
Manchester guide price from £53,000, Standard spec.
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Two-storey extensions for detached houses
Manchester guide price from £82,000, Standard spec.
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Kitchen extensions with bedrooms above
For homes in Manchester: typical guide from £53,000 (before kitchen units).
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Extra bedroom and en-suite extensions
Our North West England guide starts at £53,000 (plus en-suite) for this type.
Learn moreWhich type suits your house?
Rear, side, wraparound or over the garage: each adds space in a different way. For most houses in Greater Manchester, one or two of these will clearly suit the plot better than the rest, and we'll tell you which.
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 Manchester
Manchester 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 Manchester
Do you cover Manchester?
Yes. We cover Manchester (M1, M4 and M60) and the surrounding area, including Manchester City Centre and Cheetham Hill. The first site visit is free.
What does a two-storey extension cost in Manchester?
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 Manchester do you cover?
Everywhere around it, including Manchester City Centre (0.3 miles), Cheetham Hill (1.2 miles) and Longsight (2.2 miles), and the rest of Greater Manchester.