Armadale, Edinburgh and the Lothians
Two-storey rear extension in Armadale
We plan and build two-storey rear extensions for homeowners in Armadale. 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.
Armadale is covered from our Edinburgh and the Lothians round, including EH47 and EH48. Two-storey rear extensions suit semi-detached houses in Armadale best, where the extra bedroom matters as much as the bigger kitchen.
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 Armadale?
In Armadale, our guide for a two-storey rear extension is £1,710–£2,560 per square metre including VAT for a 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 Armadale?
The planning route for a two-storey rear extension in Armadale is set by Scotland's householder rules and your council.
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 Armadale like to extend?
Armadale 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 Armadale comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Paperwork handled
Planning or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Two-storey rear extensions near Armadale
Close by, we work in Whitburn, about 1.3 miles away, and Bathgate, about 2.5 miles away.
- Two-storey rear extension in Whitburn
- Two-storey rear extension in Bathgate
- Two-storey rear extension in Livingston
- Two-storey rear extension in Linlithgow
- Two-storey rear extension in Falkirk
Other work in Armadale:
FAQ
Two-storey rear extension questions in Armadale
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.
Do you handle building control in Armadale?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
Can you match the brick or stone on my Armadale house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
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.
How much does a two-storey rear extension cost in Armadale?
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.