Bathgate, Edinburgh and the Lothians
Two-storey rear extension in Bathgate
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Bathgate and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Bathgate and its postcode districts EH48 are part of our Edinburgh and the Lothians coverage. In Edinburgh and the Lothians 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 Bathgate?
In Bathgate, 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Bathgate?
Here is how the rules in Scotland apply to a two-storey rear extension in Bathgate.
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. 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 Bathgate like to extend?
Post-war semis and terraces are common around Bathgate, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Bathgate 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.
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.
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 Bathgate
Close by, we work in Armadale, about 2.5 miles away, and Whitburn, about 2.9 miles away.
- Two-storey rear extension in Armadale
- Two-storey rear extension in Whitburn
- Two-storey rear extension in Livingston
- Two-storey rear extension in Linlithgow
- Two-storey rear extension in Broxburn
Other work in Bathgate:
FAQ
Two-storey rear extension questions in Bathgate
How long does a rear extension take to build in Bathgate?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
What postcode areas do you cover around Bathgate?
Including EH48, and the surrounding Edinburgh and the Lothians area.
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.
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.
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.
Do you handle building control in Bathgate?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.