Tranent, Edinburgh and the Lothians
Two-storey rear extension in Tranent
For homes in Tranent, 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.
We cover Tranent (EH33) as part of our Edinburgh and the Lothians work. Two-storey rear extensions suit semi-detached houses in Tranent 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 Tranent?
For Tranent we work from the Scotland rate: £1,710–£2,560 per square metre of new floor, including VAT, 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 Tranent?
The planning route for a two-storey rear extension in Tranent 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. 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 Tranent like to extend?
Post-war semis and terraces are common around Tranent, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Tranent 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.
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.
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 Tranent
Close by, we work in Musselburgh, about 3.7 miles away, and Dalkeith, about 5.7 miles away.
- Two-storey rear extension in Musselburgh
- Two-storey rear extension in Dalkeith
- Two-storey rear extension in Mayfield
- Two-storey rear extension in Bonnyrigg
- Two-storey rear extension in Edinburgh
Other work in Tranent:
FAQ
Two-storey rear extension questions in Tranent
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
Can you match the brick or stone on my Tranent house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
Can I add an en-suite upstairs?
Yes. We plan the soil pipe route early so the bathroom sits where drainage works without boxing through the room below.
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.
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.
Do I need planning permission for a rear extension in Tranent?
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.