Edinburgh and the Lothians
Two-storey rear extensions in Edinburgh and the Lothians
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Across Edinburgh and the Lothians we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Edinburgh, Livingston and Musselburgh.
In Edinburgh, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted. Post-war semis and terraces are common around Edinburgh and the Lothians, and many have room for a single-storey rear extension within Class 1A limits.
How much does a two-storey rear extension cost in Edinburgh and the Lothians?
Guide prices for a two-storey rear extension in Edinburgh and the Lothians 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission in Edinburgh and the Lothians?
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 Edinburgh and the Lothians 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 Edinburgh and the Lothians?
We cover 14 towns and districts in Edinburgh and the Lothians, including Edinburgh, Livingston and Musselburgh.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.