Two-storey extensions in the Scottish Borders
Two-storey extensions in the Scottish Borders: guide prices for Scotland, the rules that apply in Scotland, and the towns we cover.
The Scottish Borders at a glance
- Nation
- Scotland
- Price region
- Scotland
- Postcode areas
- EH, TD
- Main town
- Hawick
- Towns listed
- 8
- Site visits
- Free, no obligation
Choose your town
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.
Towns in the Scottish Borders include Hawick (TD9), Galashiels (TD1), Peebles (EH45), Kelso (TD3), Selkirk (TD7), Jedburgh (TD8), Eyemouth (TD14) and Innerleithen (EH43). If yours isn't listed, we still cover it.
Which type suits your house?
If you're not sure which type fits, that's what the free visit is for. We'll sketch the realistic options for your house in the Scottish Borders, with a rough idea of the approval route and cost for each.
The rules in Scotland
Scottish Borders 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 Scottish Borders
How much does a two-storey extension cost in the Scottish Borders?
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 Scottish Borders?
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 Scottish Borders?
Yes. We list the main towns here, but we cover the whole of the Scottish Borders including villages. The first site visit is free.
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.