Brechin, Dundee and Angus
Two-storey rear extension in Brechin
Two-storey rear extension in Brechin: 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.
Brechin sits in Dundee and Angus, with postcode districts including DD9. In Brechin, 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 Brechin?
A two-storey rear extension in Brechin 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 Brechin?
The planning route for a two-storey rear extension in Brechin is set by Scotland's householder rules and your council.
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 Brechin like to extend?
Brechin 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 Brechin 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.
Approvals
Permitted development check or planning application, then building warrant drawings and structural calculations, plus a written agreement with neighbours for any shared-wall work.
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 Brechin
From Brechin, the nearest places we also cover are Montrose (7.3 miles) and Forfar (10.6 miles).
- Two-storey rear extension in Montrose
- Two-storey rear extension in Forfar
- Two-storey rear extension in Arbroath
- Two-storey rear extension in Carnoustie
- Two-storey rear extension in Dundee
Other work in Brechin:
FAQ
Two-storey rear extension questions in Brechin
How long does a rear extension take to build in Brechin?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can you match the brick or stone on my Brechin house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
How much does a two-storey rear extension cost in Brechin?
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.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
Is the site visit in Brechin free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.