Livingston, Edinburgh and the Lothians
Two-storey rear extension in Livingston
We plan and build two-storey rear extensions for homeowners in Livingston. 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.
Livingston sits in Edinburgh and the Lothians, with postcode districts including EH53 and EH54. Two-storey rear extensions suit semi-detached houses in Livingston 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 Livingston?
In Livingston, 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 Livingston?
The planning route for a two-storey rear extension in Livingston 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 Livingston like to extend?
Livingston 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 Livingston 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 Livingston
We also build two-storey rear extensions in nearby Broxburn (2.9 miles) and Bathgate (4.7 miles).
- Two-storey rear extension in Broxburn
- Two-storey rear extension in Bathgate
- Two-storey rear extension in Linlithgow
- Two-storey rear extension in Whitburn
- Two-storey rear extension in Armadale
Other work in Livingston:
FAQ
Two-storey rear extension questions in Livingston
Can you match the brick or stone on my Livingston house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
What postcode areas do you cover around Livingston?
Including EH53 and EH54, 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.
How much does a two-storey rear extension cost in Livingston?
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.
How long does a rear extension take to build in Livingston?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Do you handle building control in Livingston?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.