Dumfries and Galloway
Two-storey rear extensions in Dumfries and Galloway
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design and build rear extensions across Dumfries and Galloway, from Dumfries and Stranraer to Annan, covering single-storey kitchen extensions, two-storey additions, side returns and wraparounds.
In Dumfries, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted. Dumfries and Galloway 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 much does a two-storey rear extension cost in Dumfries and Galloway?
Guide prices for a two-storey rear extension in Dumfries and Galloway 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 |
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 in Dumfries and Galloway?
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.
Where in Dumfries and Galloway do we work?
FAQ
Questions people ask
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
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 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.
Do you cover all of Dumfries and Galloway?
We cover 4 towns and districts in Dumfries and Galloway, including Dumfries, Stranraer and Annan.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.