Why Are People in Solihull Staying Put Instead of Upsizing Like Five Years Ago?

In recent years, Solihull residents who were once eager to trade up to larger homes have increasingly opted to stay put and extend their current properties. This shift away from upsizing is driven by a combination of local housing market dynamics, rising trade up costs, and the often overlooked but significant fees involved in moving. Here, we unpack the key reasons behind this trend, referencing data from the Office for National Statistics (ONS), insights from local trade platforms like Checkatrade and MyJobQuote, and practical tools provided by Solihull Council to help homeowners navigate the extension process.

The Solihull Price Gap: Why Moving Upwards Is Less Attractive

One of the primary reasons families in Solihull are choosing to extend rather than move relates to the widening price gap between smaller homes and the larger properties they aspire to buy. According to the ONS’s May 2026 local house price breakdown, the average price for a detached or larger semi-detached house in Solihull has increased significantly compared to five years ago. This rise has outpaced salary growth and general inflation, squeezing budgets and making the classic “trade up” move less affordable.

Instead of footing the often hefty bill to climb the property ladder, homeowners are seeing extending their current property as a financially smarter solution. The escalating trade up costs rising include more than just the purchase price—it involves stamp duty, legal fees, estate agent commissions, and removal costs, all adding significant amounts without increasing living space.

Stamp Duty and Fees: Moving Costs That Add No Space

Many don’t realise how much of their budget is swallowed by transaction expenses when moving. For property buyers in Solihull, stamp duty alone can add tens of thousands of pounds—especially on higher value homes. According to MyJobQuote and Checkatrade estimates, the total moving fees typically include:

  • Stamp Duty Land Tax (SDLT): Tiered tax based on property value; in Solihull, this can reach 5% or higher for properties over £250,000.
  • Solicitor/Conveyancing fees: Usually £800-£1,500 depending on complexity.
  • Estate agent commissions: Typically 1-3% of the sale price.
  • Removal costs: Can range from £500 to over £2,000.

The crucial point is that none of these fees increase your available living space—they just add layers of cost. This hidden financial burden explains why many Solihull homeowners prefer to invest in an extension that enhances their homes directly.

Extension Costs by Size and Type

Extending a home in Solihull can take several forms, each with different associated costs: prominently, single-storey rear or side extensions, or two-storey additions that add bedrooms upstairs. According to Checkatrade and MyJobQuote, prices per square metre vary depending on these factors as well as the quality of finishes:

Extension Type Average Cost per m² (including VAT) Typical Total Cost for 20 m² Extension Typical Total Cost for 50 m² Extension Single-storey Rear Extension £1,500 - £2,200 £30,000 - £44,000 £75,000 - £110,000 Two-storey Extension £1,800 - £2,800 £36,000 - £56,000 £90,000 - £140,000

Important to note: these costs typically include VAT and assume a reasonable standard of workmanship—something verified by using trusted tradespeople found via platforms like Checkatrade and quotes collated through MyJobQuote.

Two-storey extensions, while more expensive, add much more valuable floor space and flexibility. For families wanting an additional bedroom or home office, this is often worth the price premium. But single-storey options remain popular for kitchen expansions or merging living areas, preserving garden space and the property footprint.

Making It Official: Planning Matters and Pre-Application Checks

If you’re a Solihull homeowner contemplating an extension, don’t overlook the importance of verifying your project against local planning rules. Solihull Council offers several tools designed to smooth this process:

  • Pre-Application Enquiry Service: This lets homeowners get initial feedback from planning officers before submitting a formal application, potentially saving time and avoiding planning refusals.
  • Planning Application Checks: Necessary if the extension exceeds permitted development rights or if the property is in a conservation area.
  • Permitted Development Rights Guidance: Solihull Council clearly lists what extensions can be built without a full planning application, often covering single-storey rear extensions and loft conversions.

Using these tools early helps keep projects compliant and can avoid costly redesigns. Homeowners often underestimate planning controls, so this is another “what people forget to budget for” that should be on every extension checklist.

What People Forget to Budget For

  • Architectural or structural engineer fees: Depending on extension scale, these may be necessary.
  • Party wall agreements: If the extension adjoins neighbours, legal agreements and potential compensation costs may apply.
  • Planning application fees: Usually around £200-£400.
  • Contingency budgets: Unexpected issues, especially on older homes, can add 10-15% to costs.

Ignoring these can quickly blow a neat budget https://solihullobserver.co.uk/lifestyle/why-solihull-homeowners-are-extending-instead-of-selling-up/ out of the water. Always add a contingency and confirm what is included with your builder’s quote.

Comparing Trade Up Costs Against Extension Budgets

It all boils down to value. Let’s look at a simplified example for a typical family in Solihull wanting more space, weighing upsizing vs. extending:

Scenario Average Cost Living Space Added Additional Considerations Moving to Larger Home £350,000 purchase + £20,000 fees (stamp duty, legal) + £2,000 removalLess £250,000 sale of current home + 50m² approx. Costs add no extra space, potential chain delays, stress Extending Current Home (2-storey, 50 m²) £90,000 - £140,000 (including VAT and fees) + 50m² approx. Planning required, disruption, no stamp duty

In this case, extension costs are generally lower and avoid the stamp duty and additional fees associated with moving. This is why more Solihull residents are opting to extend because extension gives space cheaper—and more predictable—than moving.

How to Find Trusted Tradespeople and Get Accurate Quotes

Once the decision to extend is made, securing reliable builders is critical. Here’s where local trade platforms make a difference:

  • Checkatrade: Vetting tradespeople with verified reviews ensures you hire reputable teams, helping avoid shoddy work and overruns.
  • MyJobQuote: Allows you to upload your project details and receive multiple competitive quotes from local tradespeople, enabling better budgeting.

Remember to sanity-check quotes by cost per square metre and always confirm if VAT and contingency costs are included to avoid surprises.

Conclusions: Staying Put Makes Increasing Sense in Solihull

The combined impact of rising house prices, escalating trade up costs, and fees associated with moving have shifted Solihull homeowners’ mindset from trading up to extending. Backed by data from the ONS’s 2026 house price breakdowns, and practical budget insights from Checkatrade and MyJobQuote, it's clear how extending offers better value for space gains.

Making full use of Solihull Council’s planning tools and ensuring you include all hidden costs in your budget will put you on the best footing to successfully increase your home size without breaking the bank or falling foul of planning rules.

For homeowners weighing their options, the message is simple: extension gives space cheaper and smarter than trading up when you factor in all the true costs involved.