Dumfries, Dumfries and Galloway
Two-storey rear extension in Dumfries
Thinking about a two-storey rear extension in Dumfries? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Dumfries (DG1 and DG2) as part of our Dumfries and Galloway work. In Dumfries and Galloway 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 Dumfries?
A two-storey rear extension in Dumfries is priced at £1,710–£2,560 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 Dumfries?
Here is how the rules in Scotland apply to a two-storey rear extension in Dumfries.
In Scotland an extension of more than one storey is only permitted development (Class 1B) if no part is within 10 metres of any boundary and it is no higher than the existing house, so almost every two-storey rear extension needs planning permission and a building warrant.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Dumfries like to extend?
Post-war semis and terraces are common around Dumfries, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Dumfries comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
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.
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 Dumfries
We also build two-storey rear extensions in nearby Locharbriggs (2.6 miles) and Annan (15.1 miles).
- Two-storey rear extension in Locharbriggs
- Two-storey rear extension in Annan
- Two-storey rear extension in Carlisle
- Two-storey rear extension in Workington
- Two-storey rear extension in Whitehaven
Other work in Dumfries:
FAQ
Two-storey rear extension questions in Dumfries
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.
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.
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 get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
Can you match the brick or stone on my Dumfries house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Is the site visit in Dumfries free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.