Highlands and Islands
Two-storey rear extensions in the Highlands and Islands
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design and build rear extensions across the Highlands and Islands, from Inverness and Elgin to Nairn, covering single-storey kitchen extensions, two-storey additions, side returns and wraparounds.
Island and remote addresses in the Highlands and Islands are by arrangement: we confirm whether we can take the job, and agree any travel costs, before the first visit.
In the Highlands and Islands we check the neighbours' rear windows first, because the upper floor is where most two-storey schemes win or lose planning. Traditional stone houses sit alongside modern bungalows and timber-frame homes around the Highlands and Islands. A lighter, contrasting addition at the back often suits older stone houses better than trying to copy the walling.
How much does a two-storey rear extension cost in the Highlands and Islands?
Guide prices for a two-storey rear extension in the Highlands and Islands 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 |
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 in the Highlands and Islands?
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.
Where in the Highlands and Islands do we work?
FAQ
Questions people ask
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.
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 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.
Do you cover all of the Highlands and Islands?
We cover 5 towns and districts in the Highlands and Islands, including Inverness, Elgin and Nairn. Remote and island addresses are by arrangement.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.