Two-storey extensions in the Highlands, Moray and Islands
Find your town in the Highlands, Moray and Islands, compare extension types and get a guide price in a couple of minutes.
The Highlands, Moray and Islands at a glance
- Nation
- Scotland
- Price region
- Scotland
- Postcode areas
- AB, HS, IV, KW, PH, ZE
- Main town
- Inverness
- Towns listed
- 21
- Site visits
- Free on the mainland; remote and island addresses by arrangement
Choose your town
- Inverness
- Elgin
- Fort William
- Nairn
- Forres
- Buckie
- Stornoway
- Thurso
- Kirkwall
- Wick
- Lossiemouth
- Lerwick
- Alness
- Westhill (Highlands, Moray and Islands)
- Dingwall
- Keith
- Culloden
- Invergordon
- Tain
- Caol
- Aviemore
Guide prices in Scotland
| Extension type | Per m² | Typical project |
|---|---|---|
| Two-storey rear extension | £1,880–£2,540 per m² | £52,500–£71,000 |
| Two-storey side extension | £1,930–£2,580 per m² | £81,000–£108,500 |
| Two-storey wraparound extension | £2,020–£2,770 per m² | £113,000–£155,500 |
| Part single, part two-storey | £1,880–£2,580 per m² | £67,500–£93,000 |
| Extension over a garage | £1,640–£2,400 per m² | £29,500–£43,000 |
| First-floor extension over an existing single storey | £1,690–£2,440 per m² | £23,500–£34,000 |
| Two-storey front extension | £2,070–£2,820 per m² | £25,000–£34,000 |
Including VAT, Standard spec. See all prices and fees.
The main places we list in the Highlands, Moray and Islands are Inverness (IV1), Elgin (IV30), Fort William (PH33), Nairn (IV12), Forres (IV36), Buckie (AB56), Stornoway (HS1) and Thurso (KW12). We cover the villages in between too.
Which type suits your house?
Rear, side, wraparound or over the garage: each adds space in a different way. For most houses in the Highlands, Moray and Islands, one or two of these will clearly suit the plot better than the rest, and we'll tell you which.
The rules in Scotland
Highlands, Moray and Islands is in Scotland. Class 1B: two-storey extensions must be at least 10 m from every boundary to avoid planning permission, so most need an application. Householder planning application: £371. Councils have two months to decide a local planning application.
The full Scotland rules explained
Extension types
- Two-storey rear extensions
- Two-storey side extensions
- Two-storey wraparound extensions
- Part single, part two-storey extensions
- Extensions over a garage
- First-floor extensions
- Two-storey front extensions
By house type
- Two-storey extensions for semi-detached houses
- Two-storey extensions for detached houses
- Two-storey extensions for end-of-terrace houses
Rooms and uses
- Kitchen extensions with bedrooms above
- Extra bedroom and en-suite extensions
- Two-storey annexe extensions
- Garage conversions with a room above
Design and approvals
- Two-storey extension plans and drawings
- Planning permission for two-storey extensions
- Structural engineering for two-storey extensions
- Building regulations for two-storey extensions
- Design and build two-storey extensions
Questions about extensions in the Highlands, Moray and Islands
How much does a two-storey extension cost in the Highlands, Moray and Islands?
In Scotland our guide for a two-storey rear extension is £1,880–£2,540 per m² including VAT, about £52,500–£71,000 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Side and wraparound extensions cost a little more per m².
Do I need planning permission in the Highlands, Moray and Islands?
Class 1B: two-storey extensions must be at least 10 m from every boundary to avoid planning permission, so most need an application. Householder planning application: £371.
Do you cover the whole of the Highlands, Moray and Islands?
Yes. We list the main towns here, but we cover the whole of the Highlands, Moray and Islands including villages. Remote and island addresses are by arrangement.
What happens at the first visit?
We look at your house, the boundaries, access and drains, talk through what you need and explain the approvals. Then we price the design stage, including the measured survey, in writing.