Two-storey extensions in the West Midlands
Whether you're in the biggest town in the West Midlands or a village outside it, we can design, get approval for and build your extension.
West Midlands at a glance
- Nation
- England
- Price region
- West Midlands
- Postcode areas
- B, CV, DY, WS, WV
- Main town
- Birmingham
- Towns listed
- 33
- Site visits
- Free, no obligation
Choose your town
- Birmingham
- Coventry
- Wolverhampton
- Dudley
- Walsall
- Solihull
- Sutton Coldfield
- West Bromwich
- Halesowen
- Stourbridge
- Smethwick
- Willenhall
- Tipton
- Bloxwich
- Wednesfield
- Washwood Heath
- Aston
- Shirley (West Midlands)
- Brierley Hill
- Aldridge
- Acocks Green
- Bartley Green
- Wednesbury
- Kingswinford
- Featherstone (West Midlands)
- Hockley
- Brownhills
- Chelmsley Wood
- Streetly
- Pelsall
- Oldbury
- Knowle
- Castle Vale
Guide prices in the West Midlands
| Extension type | Per m² | Typical project |
|---|---|---|
| Two-storey rear extension | £2,000–£2,700 per m² | £56,000–£75,500 |
| Two-storey side extension | £2,050–£2,750 per m² | £86,000–£115,500 |
| Two-storey wraparound extension | £2,150–£2,950 per m² | £120,500–£165,000 |
| Part single, part two-storey | £2,000–£2,750 per m² | £72,000–£99,000 |
| Extension over a garage | £1,750–£2,550 per m² | £31,500–£46,000 |
| First-floor extension over an existing single storey | £1,800–£2,600 per m² | £25,000–£36,500 |
| Two-storey front extension | £2,200–£3,000 per m² | £26,500–£36,000 |
Including VAT, Standard spec. See all prices and fees.
West Midlands towns we list: Birmingham (B1), Coventry (CV1), Wolverhampton (WV1), Dudley (DY1), Walsall (WS1), Solihull (B91), Sutton Coldfield (B72) and West Bromwich (B70). Every other address in the West Midlands is covered as well.
Which type suits your house?
Rear, side, wraparound or over the garage: each adds space in a different way. For most houses in the West Midlands, one or two of these will clearly suit the plot better than the rest, and we'll tell you which.
The rules in England
West Midlands 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 the West Midlands
How much does a two-storey extension cost in the West Midlands?
In the West Midlands our guide for a two-storey rear extension is £2,000–£2,700 per m² including VAT, about £56,000–£75,500 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 the West Midlands?
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 the West Midlands?
Yes. We list the main towns here, but we cover the whole of the West Midlands 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.