Musselburgh, Edinburgh and the Lothians
Two-storey rear extension in Musselburgh
We plan and build two-storey rear extensions for homeowners in Musselburgh. 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.
Musselburgh is covered from our Edinburgh and the Lothians round, including EH21. In Musselburgh, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Musselburgh?
In Musselburgh, 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 |
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 Musselburgh?
The planning route for a two-storey rear extension in Musselburgh 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. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Musselburgh like to extend?
Post-war semis and terraces are common around Musselburgh, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Musselburgh 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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 Musselburgh
Neighbouring places we cover include Dalkeith (3.4 miles) and Tranent (3.7 miles).
- Two-storey rear extension in Dalkeith
- Two-storey rear extension in Tranent
- Two-storey rear extension in Mayfield
- Two-storey rear extension in Bonnyrigg
- Two-storey rear extension in Edinburgh
Other work in Musselburgh:
FAQ
Two-storey rear extension questions in Musselburgh
Do you handle building control in Musselburgh?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
How much does a two-storey rear extension cost in Musselburgh?
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.
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 get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
How long does a rear extension take to build in Musselburgh?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.