Elgin, Highlands and Islands
Two-storey rear extension in Elgin
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Elgin 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.
Elgin is covered from our Highlands and Islands round, including IV30. Two-storey rear extensions suit semi-detached houses in Elgin 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 Elgin?
In Elgin, our guide for a two-storey rear extension is £1,710–£2,560 per square metre including VAT for a 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 |
These are guide ranges; the written quote after the survey is the figure that counts.
Do you need planning permission for a two-storey rear extension in Elgin?
Planning for a two-storey rear extension in Elgin follows the Scottish householder rules.
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 Elgin like to extend?
Elgin has older stone houses, post-war homes and many detached houses and bungalows on larger plots. Wind and rain shape the design: roof pitch, cladding and glazing are chosen for the weather, and every extension needs a building warrant.
How a two-storey rear extension in Elgin comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check or planning application, then building warrant drawings and structural calculations, plus a written agreement with neighbours for any shared-wall work.
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 Elgin
Neighbouring places we cover include Nairn (21.3 miles) and Inverness (35.6 miles).
- Two-storey rear extension in Nairn
- Two-storey rear extension in Inverness
- Two-storey rear extension in Inverurie
- Two-storey rear extension in Fraserburgh
- Two-storey rear extension in Ellon
Other work in Elgin:
FAQ
Two-storey rear extension questions in Elgin
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.
Do you handle building control in Elgin?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
What is the 45-degree rule?
Many councils check that a two-storey extension does not cross a 45-degree line drawn from the nearest habitable window of the neighbouring house. We test it at the first drawing.
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.
Is the site visit in Elgin free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.