Kilmarnock, Ayrshire
Two-storey rear extension in Kilmarnock
Two-storey rear extension in Kilmarnock: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Kilmarnock sits in Ayrshire, with postcode districts including KA1. In Kilmarnock, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Kilmarnock?
For Kilmarnock we work from the Scotland rate: £1,710–£2,560 per square metre of new floor, including VAT, standard specification. 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Kilmarnock?
Planning for a two-storey rear extension in Kilmarnock 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 Kilmarnock like to extend?
Kilmarnock has sandstone villas and terraces, post-war semis and four-in-a-block flats. Flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a two-storey rear extension in Kilmarnock comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
Paperwork handled
Planning or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Two-storey rear extensions near Kilmarnock
Close by, we work in Irvine, about 6.2 miles away, and Troon, about 8.1 miles away.
- Two-storey rear extension in Irvine
- Two-storey rear extension in Troon
- Two-storey rear extension in Kilwinning
- Two-storey rear extension in Prestwick
- Two-storey rear extension in Saltcoats
Other work in Kilmarnock:
FAQ
Two-storey rear extension questions in Kilmarnock
Can you match the brick or stone on my Kilmarnock house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How much does a two-storey rear extension cost in Kilmarnock?
As a guide, £1,710–£2,560 per square metre including VAT for a standard specification. For example, 3 m × 5 m footprint, two floors (30 m²): about £51,500–£77,000 at that rate. Your written price follows the survey.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
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.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Do I need planning permission for a rear extension in Kilmarnock?
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.