Kitchen extensions with bedrooms above in Blairgowrie and Rattray

The basics for Blairgowrie and Rattray at a glance.

Postcode districts: PH10, PH11, PH12 and PH13
County / area: Perth and Kinross, Scotland
Price region: Scotland
Guide price: £52,500–£71,000 (£1,880–£2,540 per m²), kitchen units and worktops priced separately
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: Scone (12.1 miles), Invergowrie (13.9 miles), Perth (14 miles)
Distance to Perth: about 14 miles
First visit: Free, no obligation

About a kitchen extension with bedrooms above

This service suits you if your kitchen is too small and you also need another bedroom. Building both floors at once costs less than a single-storey kitchen extension now and a first floor later. You get a layout that works for cooking, eating and the garden, a bedroom plan that works upstairs, the approvals your nation needs and the build, carried out by vetted teams working under S&K. Kitchen units are priced separately.

We cover postcode districts PH10, PH11, PH12 and PH13 in and around Blairgowrie and Rattray, along with neighbouring Scone, Invergowrie and Perth.

What it costs in Blairgowrie and Rattray

Using our Scotland rates, a kitchen extension with bedrooms above with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000 (kitchen units and worktops priced separately), including VAT. Bigger or more glazed designs cost more per m². These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,730–£2,330 per m²	£48,500–£65,500
Standard	£1,880–£2,540 per m²	£52,500–£71,000
Premium	£2,260–£3,050 per m²	£63,000–£85,500

Planning and building standards in Blairgowrie and Rattray

In Scotland, a two-storey kitchen extension falls under Class 1B, which needs at least 10 m to every boundary for permitted development. Most gardens are too narrow, so expect a householder application, which costs £371 and is decided within two months. A building warrant covers the structure, ventilation and energy standards.

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 Blairgowrie and Rattray homes

Steel beams and the open-plan opening

Removing the old rear wall to make one large room means a steel beam, sometimes several, to carry the first floor and roof. The engineer sizes the steel and its supports, and we decide early whether you want a flush ceiling with the beam hidden or a downstand, as this affects ceiling heights.

Services and drainage

Sinks, dishwashers and an upstairs bathroom all need waste routes to the drains, often near where the extension goes. We check the drains early and plan soil stacks, gas and electrical supplies so the kitchen layout is not limited later.

How we'd run your project

Start at your house
We come to your home in Blairgowrie and Rattray, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Get it approved
Once you're happy with the design we submit it to the council for Blairgowrie and Rattray and deal with any questions from the planning officer.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.

Questions about kitchen extensions with bedrooms above in Blairgowrie and Rattray

How much does a kitchen extension with bedrooms above cost in Blairgowrie and Rattray?

Our guide for Scotland, which covers Blairgowrie and Rattray, is £1,880–£2,540 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000 (kitchen units and worktops priced separately). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

How long does a kitchen extension with bedrooms above take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

Which postcodes do you cover around Blairgowrie and Rattray?

We cover Blairgowrie and Rattray (PH10, PH11, PH12 and PH13) and nearby places including Scone, Invergowrie and Perth, plus the rest of Perth and Kinross. The first site visit is free.

Can I keep using my kitchen during the build?

For part of it. The new structure can be built while your existing kitchen stays in use, but when the rear wall is opened and the new kitchen is fitted there will be several weeks without one. We plan when this happens and help you set up a temporary kitchen elsewhere in the house.

Is it cheaper to build a kitchen extension and bedrooms at the same time?

Yes, in most cases. Building both floors at once means one set of foundations, one roof, one scaffold and one set of approvals. Adding a first floor later means removing the original roof, possibly strengthening the foundations and disrupting the kitchen again. If you think you will need the bedroom, build it now.

Nearby

Nearby towns we cover for kitchen extensions with bedrooms above:

Other extensions in Blairgowrie and Rattray

All two-storey extension services in Blairgowrie and Rattray · Kitchen extensions with bedrooms above across Perth and Kinross

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