Penicuik, Edinburgh and the Lothians
Two-storey rear extension in Penicuik
Two-storey rear extension in Penicuik: a larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We measure the house, show you what the rules allow, price it in writing and build it.
Penicuik and its postcode districts EH26 are part of our Edinburgh and the Lothians coverage. Two-storey rear extensions suit semi-detached houses in Penicuik 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 Penicuik?
Guide prices for a two-storey rear extension in Penicuik 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 |
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 Penicuik?
Here is how the rules in Scotland apply to a two-storey rear extension in Penicuik.
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 Penicuik like to extend?
Penicuik 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 Penicuik 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for the building warrant.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the accepted completion certificate and any guarantees from suppliers.
Two-storey rear extensions near Penicuik
Close by, we work in Bonnyrigg, about 5.5 miles away, and Dalkeith, about 7.5 miles away.
- Two-storey rear extension in Bonnyrigg
- Two-storey rear extension in Dalkeith
- Two-storey rear extension in Mayfield
- Two-storey rear extension in Edinburgh
- Two-storey rear extension in Musselburgh
Other work in Penicuik:
FAQ
Two-storey rear extension questions in Penicuik
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
Is the site visit in Penicuik free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Does a two-storey rear extension need planning permission?
Almost always. England and Northern Ireland allow 3 metres without an application only if at least 7 metres remains to the rear boundary; Wales and Scotland are similar or stricter.
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.
Do I need planning permission for a rear extension in Penicuik?
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.
How long does a rear extension take to build in Penicuik?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.