If you are planning an extension to a family home in Solihull or the surrounding villages, one of the biggest questions is whether to build single-storey or two-storey. Both have their place. Here is what the numbers actually look like in 2026 and what the Solihull market tends to reward.
Cost comparison, per square metre
Counter-intuitively, a two-storey extension costs less per square metre than a single-storey one. You pay once for the foundations, once for the roof, and get two floors of accommodation.
- Single-storey, mid-spec: £2,200-£2,800 per m²
- Two-storey, mid-spec: £1,900-£2,400 per m²
A 25 m² two-storey rear extension (giving 50 m² of floor area) in Shirley or Solihull typically runs £95,000-£120,000. A 25 m² single-storey extension on the same house would run £55,000-£70,000. The two-storey option gives you nearly double the space for roughly 60-70 per cent more cost.
What does Solihull value?
Solihull’s property market strongly rewards additional bedrooms, particularly the move from three to four bed and from four to five bed. Local agents consistently tell us that an additional en-suite master bedroom with its own dressing area added above a kitchen extension adds considerably more resale value than the same floor area used solely on the ground floor.
Planning considerations
Two-storey rear extensions carry stricter Permitted Development limits than single-storey. For a semi-detached house in Solihull they are limited to 3m rear projection under PD (compared to 6m for a single-storey). Many clients choose to pursue a full planning application for a 4m projection, which is usually granted on well-designed schemes.
When single-storey wins
- You already have enough bedrooms and want to transform the kitchen-living area
- Your site has restricted rear access that makes a two-storey build logistically harder
- Overlooking issues or planning constraints make a two-storey design unlikely to get consent
When two-storey wins
- You are planning to stay in the house and want the extra bedroom and en-suite
- You are extending to add value before selling and the local market rewards bedroom count
- Your plot and property are suited to a well-proportioned two-storey rear
Honest advice
We will give an honest view of what makes most sense for your specific property and plans at the first visit. Call us on 01527 521835 or use the contact form.