Edinburgh, Edinburgh and the Lothians
Two-storey rear extension in Edinburgh
For homes in Edinburgh, a two-storey rear extension is often the simplest way to gain space without moving. A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We take it from survey to completion certificate.
Edinburgh and its postcode districts EH5, EH7, EH8 and EH11 are part of our Edinburgh and the Lothians coverage. Two-storey rear extensions suit semi-detached houses in Edinburgh 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 Edinburgh?
A two-storey rear extension in Edinburgh is priced at £1,710–£2,560 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 |
We put a fixed price in writing once the design is agreed, and explain any provisional sums such as foundations.
Do you need planning permission for a two-storey rear extension in Edinburgh?
Here is how the rules in Scotland apply to a two-storey rear extension in Edinburgh.
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 Edinburgh like to extend?
Edinburgh has sandstone tenements, terraced houses and villas closer in, with post-war semis and newer estates further out. Tenement and other flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a two-storey rear extension in Edinburgh comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
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 Edinburgh
Close by, we work in Musselburgh, about 5.7 miles away, and Dalkeith, about 6.4 miles away.
- Two-storey rear extension in Musselburgh
- Two-storey rear extension in Dalkeith
- Two-storey rear extension in Bonnyrigg
- Two-storey rear extension in Mayfield
- Two-storey rear extension in Penicuik
Other work in Edinburgh:
FAQ
Two-storey rear extension questions in Edinburgh
Do I need planning permission for a rear extension in Edinburgh?
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.
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 is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
How much does a two-storey rear extension cost in Edinburgh?
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.
What postcode areas do you cover around Edinburgh?
Including EH5, EH7, EH8, EH11, EH15 and EH16, and the surrounding Edinburgh and the Lothians area.
How long does a rear extension take to build in Edinburgh?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.