Two-storey extensions for detached houses in Ellon

Before you start in Ellon, here's what applies.

Postcode districts: AB41
County / area: Aberdeen and Aberdeenshire, Scotland
Price region: Scotland
Guide price: £81,000–£108,500 (£1,930–£2,580 per m²)
Approval route: Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
Nearest towns: Dyce (11.6 miles), Inverurie (12.6 miles), Peterhead (14.5 miles)
Distance to Aberdeen: about 15.3 miles
First visit: Free, no obligation

About a two-storey extension for a detached house

A two-storey extension for a detached house is a two-floor addition to the side, rear or both of a house that stands on its own plot. Detached houses often have room on more than one side, so there is more choice of layout and fewer shared-wall issues. The design still needs to respect boundaries, neighbours' windows and the look of the house.

Around Ellon we also work in Dyce, Inverurie and Peterhead, and across the rest of Aberdeen and Aberdeenshire. Postcode district in and near Ellon: AB41.

What it costs in Ellon

A guide price for Ellon: around £81,000–£108,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £1,930–£2,580 per m² of new floor space, including VAT at 20%. The fastest way to a firmer number is a free site visit, after which we price the design stage in writing.

Spec	Per m²	A 3 m × 7 m footprint on two floors (42 m² of new floor space)
Essential	£1,770–£2,380 per m²	£74,500–£100,000
Standard	£1,930–£2,580 per m²	£81,000–£108,500
Premium	£2,310–£3,100 per m²	£97,000–£130,500

Planning and building standards in Ellon

In Scotland, a detached house on a large plot may be able to use Class 1B permitted development if no part of the two-storey extension is within 10 m of any boundary, it is no higher than the house and is not in a conservation area. Otherwise a householder application costs £371. A building warrant is needed either way.

Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.

Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.

Design points for Ellon homes

Keeping it subordinate

Large detached houses can take a large extension, but councils still expect it to look secondary to the main house. A lower ridge, a modest set-back at the front and matching materials keep the proportions right, even on a wide plot.

Larger spans and steelwork

Bigger extensions often mean wider openings and longer spans, which need more steel and sometimes a steel frame. The engineer designs these early, because the size of the steel affects ceiling heights, floor depths and the cost.

How we'd run your project

Understand the brief
At your home in Ellon we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Ellon.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about two-storey extensions for detached houses in Ellon

Do I need planning permission for a two-storey extension for a detached house in Ellon?

Ellon is in Scotland. Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.

Which postcodes do you cover around Ellon?

We cover Ellon (AB41) and nearby places including Dyce, Inverurie and Peterhead, plus the rest of Aberdeen and Aberdeenshire. The first site visit is free.

How much does a two-storey extension for a detached house cost in Ellon?

Our guide for Scotland, which covers Ellon, is £1,930–£2,580 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £81,000–£108,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Can I extend a detached house on both sides?

Sometimes. With planning permission, a council may accept extensions on both sides if the house stays well proportioned and keeps gaps to the boundaries. It is more common to extend on one side and the rear, or with a wraparound. We look at the plot as a whole before suggesting more than one extension.

Is a detached house extension a better investment than moving?

It often costs less than the gap between your house and a larger one nearby, once property tax, legal fees and removal costs are counted, but that depends on your area. Extending also has limits: every street has a ceiling price. We give you build costs so you can compare them with local asking prices.

Nearby

Close to Ellon? We work across the area, including:

Other extensions in Ellon

All two-storey extension services in Ellon · Two-storey extensions for detached houses across Aberdeen and Aberdeenshire

Book a free site visit in Ellon and we'll tell you what's possible, what approvals you need and what the design stage would cost.