Two-storey extensions in Tyne and Wear
Two-storey extensions in Tyne and Wear: guide prices for North East England, the rules that apply in England, and the towns we cover.
Tyne and Wear at a glance
- Nation
- England
- Price region
- North East England
- Postcode areas
- DH, NE, SR
- Main town
- Newcastle upon Tyne
- Towns listed
- 20
- Site visits
- Free, no obligation
Choose your town
- Newcastle upon Tyne
- Sunderland
- South Shields
- Gateshead
- Washington
- Tynemouth
- Wallsend
- Newburn
- North Shields
- Whitley Bay
- Houghton-le-Spring
- Felling
- Jarrow
- Gosforth
- Hebburn
- Whickham
- Blaydon-on-Tyne
- Hetton-le-Hole
- Ryhope
- The Boldons
Guide prices in North East England
| Extension type | Per m² | Typical project |
|---|---|---|
| Two-storey rear extension | £1,800–£2,430 per m² | £50,500–£68,000 |
| Two-storey side extension | £1,840–£2,480 per m² | £77,500–£104,000 |
| Two-storey wraparound extension | £1,940–£2,660 per m² | £108,500–£148,500 |
| Part single, part two-storey | £1,800–£2,480 per m² | £65,000–£89,000 |
| Extension over a garage | £1,580–£2,300 per m² | £28,500–£41,500 |
| First-floor extension over an existing single storey | £1,620–£2,340 per m² | £22,500–£33,000 |
| Two-storey front extension | £1,980–£2,700 per m² | £24,000–£32,500 |
Including VAT, Standard spec. See all prices and fees.
The main places we list in Tyne and Wear are Newcastle upon Tyne (NE1), Sunderland (SR1), South Shields (NE33), Gateshead (NE8), Washington (NE37), Tynemouth (NE30), Wallsend (NE6) and Newburn (NE5). We cover the villages in between too.
Which type suits your house?
Start with what you need the space for. Bedrooms and an en-suite upstairs with a bigger kitchen below is the classic two-storey brief, but in Tyne and Wear we also design annexes, home offices and bedrooms over garages.
The rules in England
Tyne and Wear 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
Extension types
- Two-storey rear extensions
- Two-storey side extensions
- Two-storey wraparound extensions
- Part single, part two-storey extensions
- Extensions over a garage
- First-floor extensions
- Two-storey front extensions
By house type
- Two-storey extensions for semi-detached houses
- Two-storey extensions for detached houses
- Two-storey extensions for end-of-terrace houses
Rooms and uses
- Kitchen extensions with bedrooms above
- Extra bedroom and en-suite extensions
- Two-storey annexe extensions
- Garage conversions with a room above
Design and approvals
- 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
Questions about extensions in Tyne and Wear
How much does a two-storey extension cost in Tyne and Wear?
In North East England our guide for a two-storey rear extension is £1,800–£2,430 per m² including VAT, about £50,500–£68,000 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Side and wraparound extensions cost a little more per m².
Do I need planning permission in Tyne and Wear?
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).
Do you cover the whole of Tyne and Wear?
Yes. We list the main towns here, but we cover the whole of Tyne and Wear including villages. The first site visit is free.
What happens at the first visit?
We look at your house, the boundaries, access and drains, talk through what you need and explain the approvals. Then we price the design stage, including the measured survey, in writing.