Vale of Leven, Glasgow and the Clyde
Two-storey rear extension in Vale of Leven
Thinking about a two-storey rear extension in Vale of Leven? A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
Vale of Leven and its postcode districts G82 and G83 are part of our Glasgow and the Clyde coverage. Two-storey rear extensions suit semi-detached houses in Vale of Leven 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 Vale of Leven?
For Vale of Leven 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 |
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 Vale of Leven?
The planning route for a two-storey rear extension in Vale of Leven 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 Vale of Leven like to extend?
Vale of Leven 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 Vale of Leven 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.
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 Vale of Leven
Close by, we work in Dumbarton, about 1.9 miles away, and Port Glasgow, about 5.0 miles away.
- Two-storey rear extension in Dumbarton
- Two-storey rear extension in Port Glasgow
- Two-storey rear extension in Helensburgh
- Two-storey rear extension in Erskine
- Two-storey rear extension in Greenock
Other work in Vale of Leven:
FAQ
Two-storey rear extension questions in Vale of Leven
Is the site visit in Vale of Leven free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do you handle building control in Vale of Leven?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
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 you match the brick or stone on my Vale of Leven house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.
How long does a rear extension take to build in Vale of Leven?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
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.