Ayr, Ayrshire
Two-storey rear extension in Ayr
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Ayr and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
We cover Ayr (KA7, KA8 and KA9) as part of our Ayrshire work. In Ayrshire we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a two-storey rear extension cost in Ayr?
Guide prices for a two-storey rear extension in Ayr start from our Scotland rate of £1,710–£2,560 per square metre, including VAT. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 3 m × 5 m footprint, two floors (30 m²) | £51,500–£77,000 |
| 4 m × 6 m footprint, two floors (48 m²) | £82,000–£123,000 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Ayr?
Planning for a two-storey rear extension in Ayr follows the Scottish householder rules.
Scottish Class 1B rights for extensions of more than one storey need a 10 metre gap to every boundary, which few gardens have. Expect a planning application as well as a building warrant for a double-storey rear extension.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development or a planning application, plus the building warrant.
What are homes in Ayr like to extend?
Post-war semis and terraces are common around Ayr, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Ayr comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for the building warrant.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the accepted completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Ayr
Close by, we work in Prestwick, about 1.6 miles away, and Troon, about 5.7 miles away.
- Two-storey rear extension in Prestwick
- Two-storey rear extension in Troon
- Two-storey rear extension in Irvine
- Two-storey rear extension in Kilmarnock
- Two-storey rear extension in Saltcoats
Other work in Ayr:
FAQ
Two-storey rear extension questions in Ayr
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Do I need planning permission for a rear extension in Ayr?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.
Is two-storey cheaper per square metre than single-storey?
Usually yes, because the foundations and roof are shared across twice the floor area. The total cost is higher.
Can you match the brick or stone on my Ayr house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.