Hamilton, Lanarkshire
Two-storey rear extension in Hamilton
A larger kitchen downstairs and an extra bedroom or bathroom upstairs, under one roof. We design, get the approvals for and build two-storey rear extensions in Hamilton and the surrounding area, with one contract from the first survey to building control sign-off.
Hamilton and its postcode districts ML3 are part of our Lanarkshire coverage. In Hamilton, 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 Hamilton?
For Hamilton 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 Hamilton?
The planning route for a two-storey rear extension in Hamilton 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. At the first visit we measure what is there now and tell you which route fits: permitted development or a planning application, plus the building warrant.
What are homes in Hamilton like to extend?
Hamilton 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 Hamilton 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.
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.
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 Hamilton
Neighbouring places we cover include Meikle Earnock (1.2 miles) and Motherwell (2.2 miles).
- Two-storey rear extension in Meikle Earnock
- Two-storey rear extension in Motherwell
- Two-storey rear extension in High Blantyre
- Two-storey rear extension in Blantyre
- Two-storey rear extension in Larkhall
Other work in Hamilton:
FAQ
Two-storey rear extension questions in Hamilton
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.
Is the site visit in Hamilton free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
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.
What postcode areas do you cover around Hamilton?
Including ML3, and the surrounding Lanarkshire area.
Do I need planning permission for a rear extension in Hamilton?
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.
Can you match the brick or stone on my Hamilton house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.