Double storey extensions: the most space for your money
A new kitchen or living room downstairs and a bedroom with en suite above, built as one structure. Parker Grears designs, gets the approvals and builds double storey extensions across Nuneaton, Bedworth, Hinckley, Coventry and Warwickshire, with the price fixed from an independent cost check.
- FMB Approved
- TrustMark registered
- 5 year workmanship guarantee
- Rated 5.0 on Google
Double storey rear extension, Leicestershire, on site now
- FMB Approved
- TrustMark registered
- £5m public liability insurance
- 5 year guarantee, optional 10 year insurance backed
- Free, no obligation consultation
When two storeys make sense
You need a bedroom, not just a bigger kitchen
If a fourth bedroom or a second bathroom is the real requirement, going up over a new ground floor room is far more efficient than extending outwards twice.
The plot is tight
A two storey extension adds floor area without eating the garden. On smaller plots in Nuneaton and Bedworth it is often the only way to add real space.
You want to stay in the house long term
The cost per square metre is the lowest of any extension type, and a well designed two storey addition changes how the whole house works, not just one room.
What it costs in 2026
Honest ranges, so you can see where a project like yours is likely to sit before we price it properly.
Double storey extension
Two floors, 40 to 60 m² in total, typically a kitchen diner below and a bedroom with en suite above.
Find out more →Over garage extension
A bedroom or office over an existing attached garage, including the structural work to the garage walls and roof. The cost depends heavily on what we find when we investigate the garage foundations.
Independent QS takeoff
Measured line by line from your final drawings, refunded in full if you appoint us. It becomes the budget your fixed quotation is built from.
Figures include VAT and cover the building work finished to a good standard. Kitchens, bathrooms, bespoke glazing and landscaping are priced separately as provisional sums so you can see them. They are a realistic planning range, not a quote: your number comes from your own drawings and an itemised breakdown. See our project investment guide for the full picture.
What is involved
Design and planning
A double storey extension almost always needs planning permission. We work with your architect on a design that matches the original house in brick, roof pitch and window proportion, which is what makes the difference between an extension that adds value and one that looks bolted on.
Structure
New foundations, two storeys of cavity wall, a floor structure tied into the existing house, steel beams for the openings below and a new roof joined into the original. All designed by a structural engineer and inspected at each stage.
Upstairs
Usually a bedroom and en suite. Drainage for a new bathroom is planned early, because the route to the soil stack often decides where the bathroom goes.
Finishing and sign off
First fix, plastering, second fix, decoration, building control completion certificate, and a 5 year workmanship guarantee as standard with an optional 10 year insurance backed guarantee.
How a project runs with us
Nobody signs anything until the price is real. Every stage is a small step, so you are never asked for a big commitment on a vague number.
Free consultation and budget
We visit, look at the property and talk through what you want. You get a written budget range built from your ideas or early drawings, at no charge.
Design and approvals
If you need drawings we introduce architects we trust, then handle planning, building regulations and the structural engineer with them.
Independent QS takeoff
Before the price is fixed we recommend an independent quantity surveyor measures the final drawings line by line. It costs £240 plus VAT, refunded in full if you appoint us, and you keep the document either way.
Fixed quotation and contract
The agreed takeoff becomes the project budget. You get a fixed quotation built from it, a written contract and stage payments tied to progress, never paid ahead of the work.
The build
One point of contact, a schedule at the start of every week, both directors’ numbers, and any change agreed in writing before it happens. Sites are kept clean for you and your neighbours.
Handover and guarantee
Building control sign off, certificates and a 5 year workmanship guarantee as standard, with an optional 10 year insurance backed guarantee available.
Featured project
Double storey extension with kitchen below and bedroom above
A two storey extension on a house in Stockingford: a new kitchen on the ground floor with the extra rooms above, the brickwork matched to the original house and the new roof joined cleanly into the existing one.
On site now: a double storey extension in Leicestershire
A double storey front and rear extension with full height gable glazing, built in planned phases alongside a new build double garage. The structural steels went in first, then the blockwork and brickwork, and the glazing is now in while the build continues.
What homeowners say
Every review below is a real, named Google review. Rated 5.0 on Google. Read them all on Google.
“Sean and Paul took control of every minor detail so that we could sit back and relax. Even with the roof being lifted off the house, minimal disruption occurred. Further structural work was uncovered during the build and dealt with accordingly without impacting the final budget.”
“At the start of each week we were given a schedule and that’s what happened, no false promises made. Their attention to detail, costs, and timing was just right, it felt like they were doing the work on their own properties they took so much care.”
“We had a new extension and kitchen and the whole project totally surpassed our expectations. Everything was done to a very high standard from start to finish. Sean and Paul were great with every detail of the project no matter how big or small.”
Frequently asked questions
How much does a double storey extension cost?
A double storey extension of 40 to 60 m² in total typically comes out between £110,000 and £175,000 including VAT, finished to a good standard. Because the foundations and roof are shared across two floors, the cost per square metre is lower than a single storey extension of the same footprint. Bathrooms, kitchens and bespoke glazing are priced separately.
Does a double storey extension need planning permission?
Almost always, yes. Two storey rear extensions can fall within permitted development only in limited cases (no more than 3 metres deep, at least 7 metres from the rear boundary and with matching materials), and two storey side extensions never do. Most double storey extensions in Nuneaton need a full householder application to Nuneaton and Bedworth Borough Council, which takes around eight weeks to determine. We handle it with your architect.
How long does a double storey extension take?
Typically 16 to 22 weeks on site. The structure goes up quickly; it is the first fix, plastering and finishing across two floors that takes the time. We give you a written programme with the quotation.
Can we stay in the house during the build?
Usually, yes. The new structure is built outside the existing house and only connected through at the end, so the disruption inside is concentrated into the final few weeks.
Will the extension look bolted on?
Not if it is designed properly. We match brick, roof pitch, eaves lines and window proportions to the original house, and we will tell you honestly if a proposed design will not sit well. Our Nailstone extension is a good example of a two storey addition that reads as part of the house.
Can you build over my existing garage?
Often, but it depends on the garage foundations, which were usually built shallower than the house. We investigate first. Sometimes the garage walls can be underpinned; sometimes it is better to rebuild the garage walls as part of the extension.
Related services
Parker Grears is the principal contractor on every job: our own people alongside established specialist trades, with one point of responsibility for the site, the programme and the finish.
Where we work
We are based in Nuneaton and work across Warwickshire, Leicestershire and the wider Midlands. Most of our projects are within forty minutes of the yard, which keeps the same people on your site from the first day to the last.
Tell us about your project
Call, WhatsApp or send the form. Sean or Paul will come back to you within one working day, and the first conversation is always free and without obligation.
024 7518 5349- Message us on WhatsApp
- info@parkergrears.com
- 47 Northumberland Avenue, Nuneaton CV10 8ER
- Monday to Saturday, 9am to 5pm
Book a free double storey extension consultation
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