Kelso, Scottish Borders
Two-storey rear extension in Kelso
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 Kelso and the surrounding area, with one contract from the first survey to building control sign-off.
We cover Kelso (TD5) as part of our Scottish Borders work. In Kelso, 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 Kelso?
A two-storey rear extension in Kelso is priced at £1,710–£2,560 per square metre including VAT as a guide, before kitchen fit-out and fees. 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 for a two-storey rear extension in Kelso?
Here is how the rules in Scotland apply to a two-storey rear extension in Kelso.
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. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
What are homes in Kelso like to extend?
Post-war semis and terraces are common around Kelso, and many have room for a single-storey rear extension within Class 1A limits.
How a two-storey rear extension in Kelso 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.
Planning and regulations
We take the design through the right planning route, then produce the construction drawings and engineer's calculations for the building warrant.
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 Kelso
From Kelso, the nearest places we also cover are Galashiels (14.6 miles) and Selkirk (16.2 miles).
- Two-storey rear extension in Galashiels
- Two-storey rear extension in Selkirk
- Two-storey rear extension in Hawick
- Two-storey rear extension in Berwick-upon-Tweed
- Two-storey rear extension in Dunbar
Other work in Kelso:
FAQ
Two-storey rear extension questions in Kelso
Do I need planning permission for a rear extension in Kelso?
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.
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.
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.
Is the site visit in Kelso free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
How long does a rear extension take to build in Kelso?
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 you match the brick or stone on my Kelso house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.