Broxburn, Edinburgh and the Lothians
Two-storey rear extension in Broxburn
Thinking about a two-storey rear extension in Broxburn? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Broxburn is covered from our Edinburgh and the Lothians round, including EH52. Two-storey rear extensions suit semi-detached houses in Broxburn 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 Broxburn?
In Broxburn, 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 Broxburn?
The planning route for a two-storey rear extension in Broxburn 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 Broxburn like to extend?
Post-war semis and terraces are common around Broxburn, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Broxburn 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.
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 Broxburn
Neighbouring places we cover include Livingston (2.9 miles) and Linlithgow (5.9 miles).
- Two-storey rear extension in Livingston
- Two-storey rear extension in Linlithgow
- Two-storey rear extension in Bathgate
- Two-storey rear extension in Rosyth
- Two-storey rear extension in Bo'ness
Other work in Broxburn:
FAQ
Two-storey rear extension questions in Broxburn
How long does a rear extension take to build in Broxburn?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.
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.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
What postcode areas do you cover around Broxburn?
Including EH52, and the surrounding Edinburgh and the Lothians area.
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.