Largs, Ayrshire
Two-storey rear extension in Largs
We plan and build two-storey rear extensions for homeowners in Largs. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Start with a free site visit, then a written price once the design is agreed.
We cover Largs (KA30) 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 Largs?
For Largs 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 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a two-storey rear extension in Largs?
Whether your two-storey rear extension in Largs needs a planning application depends on its size, your house and any local restrictions.
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 Largs like to extend?
Post-war semis and terraces are common around Largs, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Largs 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.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Paperwork handled
Planning or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
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 Largs
We also build two-storey rear extensions in nearby Ardrossan (10.3 miles) and Greenock (11.2 miles).
- Two-storey rear extension in Ardrossan
- Two-storey rear extension in Greenock
- Two-storey rear extension in Saltcoats
- Two-storey rear extension in Gourock
- Two-storey rear extension in Kilwinning
Other work in Largs:
FAQ
Two-storey rear extension questions in Largs
What postcode areas do you cover around Largs?
Including KA30, and the surrounding Ayrshire area.
How long does a rear extension take to build in Largs?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
Do I need planning permission for a rear extension in Largs?
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.
How much does a two-storey rear extension cost in Largs?
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.
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.