Two-storey extensions for end-of-terrace houses in Edinburgh and the Lothians

Edinburgh and the Lothians at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: EH
Towns covered: 24 listed below, plus surrounding villages
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.
Site visits: Free, no obligation

What a two-storey extension for an end-of-terrace house involves

A two-storey extension for an end-of-terrace house is a two-floor addition to the open side or the rear of the last house in a row. The side plot is often the best opportunity, because it adds width without taking rear garden. The design has to work with the terrace's roofline and the street, and any corner plot facing a road needs extra care.

Across Edinburgh and the Lothians we cover Edinburgh (EH1), Livingston (EH53), Musselburgh (EH15), Bathgate (EH48), Bonnyrigg (EH18) and Penicuik (EH26), plus the smaller places around them.

Guide price in Scotland

Our guide for Scotland is £1,930–£2,580 per m² including VAT. On a project with a 3 m × 7 m footprint on two floors (42 m² of new floor space), that puts a two-storey extension for an end-of-terrace house in Edinburgh and the Lothians at roughly £81,000–£108,500. Design fees, structural calculations and approval fees are separate and listed on our prices page.

Spec	Per m²	Typical project
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

Rules in Scotland

In Scotland, Class 1B permitted development needs a two-storey extension to be at least 10 m from every boundary and not on an elevation fronting a road. An end-of-terrace house is attached on one side, so a two-storey extension needs a householder application (£371, decided within two months) and then a building warrant.

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.

There is no Party Wall Act in Scotland. Shared walls and boundaries are governed by title deeds and common law, so we speak to neighbours early and record the condition of shared structures.

Getting the design right

Continuing the terrace roof

A side extension on an end-of-terrace house usually continues the roofline of the row, so the pitch, eaves height and tiles must match. A small step down in the ridge and a set-back at the front often help the extension read as an addition rather than an extra house.

Older walls and foundations

Many terraces are older, with shallow footings and solid walls. Tying a new two-storey extension into them needs a careful structural design and sometimes movement joints, and we check the gable wall and its foundations before the design is fixed.

How we work in Edinburgh and the Lothians

Measure and listen
A visit to Edinburgh and the Lothians to understand how you live in the house now and what the extra rooms need to do, plus a first look at the structure.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Towns we cover in Edinburgh and the Lothians

Two-storey extensions for end-of-terrace houses in Edinburgh and the Lothians: questions

How much does a two-storey extension for an end-of-terrace house cost in Edinburgh and the Lothians?

In Scotland our guide is £1,930–£2,580 per m² including VAT, so about £81,000–£108,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

Will my end-of-terrace extension look like a new house on the end?

It should not, if it is designed well. A slightly lower ridge, a set-back from the front wall and a different front door position help it read as an extension. Councils often ask for this to avoid an extension that looks like an extra terraced house.

Are old terrace foundations strong enough to extend next to?

Usually, but they need checking. Older terraces often have shallow brick footings, and a new two-storey extension sits on deeper, modern foundations alongside them. The structural engineer designs the junction so the two can move slightly without cracking, and we dig trial holes to see what is there before the design is fixed.

Can I build a two-storey side extension on a corner plot?

Often, but it needs planning permission and careful design. Councils protect the openness of corners and the view along the road, so they usually expect a gap to the pavement, a set-back from the front and a side wall with windows rather than a blank wall. We check local guidance and nearby examples first.

Will I need planning permission in Edinburgh and the Lothians?

Edinburgh and the Lothians 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.

Neighbouring areas

All extension services in Edinburgh and the Lothians · About two-storey extensions for end-of-terrace houses