Bonnyrigg, Edinburgh and the Lothians
Two-storey rear extension in Bonnyrigg
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Bonnyrigg and the surrounding area, with one contract from the first survey to building control sign-off.
Bonnyrigg sits in Edinburgh and the Lothians, with postcode districts including EH18, EH19 and EH24. Two-storey rear extensions suit semi-detached houses in Bonnyrigg 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 Bonnyrigg?
Guide prices for a two-storey rear extension in Bonnyrigg 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Bonnyrigg?
Planning for a two-storey rear extension in Bonnyrigg follows the Scottish householder rules.
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 Bonnyrigg like to extend?
Bonnyrigg 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 Bonnyrigg 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.
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.
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 Bonnyrigg
Neighbouring places we cover include Dalkeith (2.0 miles) and Mayfield (2.6 miles).
- Two-storey rear extension in Dalkeith
- Two-storey rear extension in Mayfield
- Two-storey rear extension in Musselburgh
- Two-storey rear extension in Penicuik
- Two-storey rear extension in Edinburgh
Other work in Bonnyrigg:
FAQ
Two-storey rear extension questions in Bonnyrigg
How much does a two-storey rear extension cost in Bonnyrigg?
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.
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.
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 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.
What postcode areas do you cover around Bonnyrigg?
Including EH18, EH19 and EH24, and the surrounding Edinburgh and the Lothians area.
Do I need planning permission for a rear extension in Bonnyrigg?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.