Johnstone, Glasgow and the Clyde
Two-storey rear extension in Johnstone
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Johnstone and want to know what a two-storey rear extension would cost and whether it needs planning, start with the online guide price or a free site visit.
Johnstone is covered from our Glasgow and the Clyde round, including PA5. Two-storey rear extensions suit semi-detached houses in Johnstone 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 Johnstone?
For Johnstone 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 Johnstone?
The planning route for a two-storey rear extension in Johnstone 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 Johnstone like to extend?
Post-war semis and terraces are common around Johnstone, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Johnstone 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.
Paperwork handled
Planning or permitted development, the building warrant, structural design and neighbour agreements are all handled by us.
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 Johnstone
From Johnstone, the nearest places we also cover are Paisley (3.2 miles) and Barrhead (5.2 miles).
- Two-storey rear extension in Paisley
- Two-storey rear extension in Barrhead
- Two-storey rear extension in Erskine
- Two-storey rear extension in Renfrew
- Two-storey rear extension in Clydebank
Other work in Johnstone:
FAQ
Two-storey rear extension questions in Johnstone
How much does a two-storey rear extension cost in Johnstone?
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.
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.
Can it be built on a terraced house?
Sometimes, but the upper floor is harder to get through planning on a terrace because of the effect on neighbours. A single-storey extension with a loft conversion is often an easier route.
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 Johnstone free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need planning permission for a rear extension in Johnstone?
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.