Cost guide
How much does a two storey extension cost?
Published per-m² rates by build quality, and what a typical two-storey extension runs in total.
Our own rates for a two-storey extension run £1,350-£3,000 per m² excluding VAT, depending on specification tier - use the cost calculator for an estimate based on your project. For general UK market context, two-storey extensions typically cost £1,650-£2,350 per m² depending on build quality, according to Checkatrade - so a typical 60m² two-storey extension runs roughly £108,000-£180,000.
Last updated 17 August 2026
| Range | ||
|---|---|---|
| Our rate (all specification tiers) - our confirmed rate, excl. VAT | £1,350-£3,000 | Per m² |
| Standard quality (market) | £1,650-£2,150 | Per m² |
| Good quality (market) | £1,830-£2,350 | Per m² |
| Excellent quality (market) | £2,150-£3,000 | Per m² |
| Typical 60m² two-storey extension (market) | £108,000-£180,000 | Total project |
Sources: Checkatrade (quality-tier figures updated November 2024), Checkatrade (60m² total figure, updated June 2026)
Worth knowing
The market ranges below are general UK industry figures, shown for comparison. Use the cost calculator for a personalised estimate based on our own current rates.
These are general UK ranges. We build across the North West, including Darwen, Blackburn and the wider Lancashire and Greater Manchester area - site access, local trade rates and travel distance can move your actual price within (or occasionally outside) the range above.
Key points
- Build quality and specification tier - fittings, finishes and glazing drive the difference between the standard and excellent bands.
- Structural complexity - adding weight on a first floor over an existing structure needs proper engineering.
- Foundation work, since a two-storey extension carries more load than a single-storey one.
- Roofing and guttering to tie into the existing roofline.
These are general published ranges, not a quote. Get an estimate based on your own project.
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Common questions
How much does a two storey extension cost? FAQs
Is this a fixed quote for my two storey extension?
No. The figures above are published UK industry ranges from Checkatrade and Checkatrade, not a quote for your project. An accurate price depends on a site survey and your specific requirements - get in touch for an estimate based on your own project.
What actually drives the price up or down?
Build quality and specification tier - fittings, finishes and glazing drive the difference between the standard and excellent bands. Structural complexity - adding weight on a first floor over an existing structure needs proper engineering.
What's a typical our rate (all specification tiers) in per m² terms?
Our rate (all specification tiers) typically runs £1,350-£3,000 (per m²), for a our confirmed rate, excl. VAT, based on the sources cited above.
Other cost guides
More published cost ranges
How much does a house extension cost?
The published UK per-m² rate for a single-storey extension, and what actually moves it.
What's the cost per square metre for an extension?
The per-m² method explained, and the published UK rate.
How much does planning permission cost?
The current government application fee, and what else typically adds to the cost.
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