Inverness, Highlands and Islands
Two-storey rear extension in Inverness
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. If you live in Inverness 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.
Inverness is covered from our Highlands and Islands round, including IV1 and IV3. In Inverness, a two-storey rear extension is worth comparing with the cost of moving once stamp duty, agents' and legal fees are counted.
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 Inverness?
Guide prices for a two-storey rear extension in Inverness 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 |
Your written price follows a measured survey and an agreed design, so it reflects your house, not an average.
Do you need planning permission for a two-storey rear extension in Inverness?
Planning for a two-storey rear extension in Inverness 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 Inverness like to extend?
Inverness has sandstone tenements, terraced houses and villas closer in, with post-war semis and newer estates further out. Tenement and other flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a two-storey rear extension in Inverness 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.
Drawings and budget
Floor plans and elevations for the options, each with a guide price.
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 Inverness
From Inverness, the nearest places we also cover are Nairn (14.6 miles) and Elgin (35.6 miles).
- Two-storey rear extension in Nairn
- Two-storey rear extension in Elgin
- Two-storey rear extension in Fort William
- Two-storey rear extension in Blairgowrie and Rattray
- Two-storey rear extension in Inverurie
Other work in Inverness:
FAQ
Two-storey rear extension questions in Inverness
Do you handle building control in Inverness?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
Can you match the brick or stone on my Inverness 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.
How long does a rear extension take to build in Inverness?
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 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.