A two-storey extension is the best value per square metre we build — because the first floor uses the ground floor's foundations. Here's exactly what £117,750 buys, and how the pricing works.
The short answer. A 40m² two-storey modular extension from Vita Modular is £117,750 inc. VAT for the complete shell. Two-storey work blends two rates: ground floor at around £3,000/m² and the first floor added above at £2,750/m² — the first-floor rate includes the pitched roof and scaffolding. Kitchens, bathrooms and groundworks are quoted separately at fixed prices.
A two-storey extension is the best value per square metre Vita Modular builds — because once the foundations and structural frame are in for the ground floor, adding a first floor above uses that same base to deliver a whole extra storey. For a 40m² two-storey (a new kitchen below, a bedroom and en-suite above, say), the complete shell is £117,750 inclusive of VAT.
That figure buys a complete, weathertight, decorated shell: the structural steel frame, external walls, silicone render, roof, all glazing and doors up to 3m, electrics, lighting, flooring and painted walls and ceilings. It's built off-site and hand-assembled with no crane — around 70% faster than a traditional two-storey build.
Vita prices extensions on a per-square-metre shell rate, and two-storey work is a blend of two rates:
| Element | Rate | Includes |
|---|---|---|
| Ground floor | ~£3,000/m² | Foundations, steel frame, flat roof, full shell |
| First floor (above) | ~£2,750/m² | Same shell basis, plus pitched roof and scaffolding |
The first-floor rate is lower, not higher — because it builds on the ground floor's foundations and already includes the pitched roof and scaffolding those upper storeys need. That's why a two-storey delivers more habitable space per pound than two separate single-storey extensions would. For the full per-m² picture across all sizes, see our general modular extension cost guide.
Included: design to build-ready, structural steel frame, external walls, silicone render, roof, installation, electrics and lighting, flooring, painted walls and ceilings, glazing and doors up to 3m — all under one JCT contract with a 10-year structural warranty.
Quoted separately at fixed prices: kitchens, bathrooms, demolition, ground preparation, structural openings into the existing house, brick-slip finishes, landscaping and professional fees. You select these in the quotation generator, so you only pay for what your build needs.
Where you have the height but not the ground-floor footprint — or you want bedrooms as well as living space — a two-storey extension is usually the stronger investment. It adds the most floor area for the money, avoids losing more garden than necessary, and delivers both a downstairs and an upstairs room in one programme. See a real project in our two-storey rear extension in Tunbridge Wells.
Price your two-storey extension — a fixed shell-price baseline in 60 seconds, kitchens and extras itemised separately. Get your instant quote →
