Kitchen extensions with bedrooms above in Perth and Kinross

Perth and Kinross at a glance

Nation: Scotland
Price region: Scotland
Postcode areas: KY, PH
Towns covered: 8 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 kitchen extension with bedrooms above involves

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.

Across Perth and Kinross we cover Perth (PH1), Blairgowrie and Rattray (PH10), Crieff (PH5), Auchterarder (PH3), Scone (PH2) and Kinross (KY13), plus the smaller places around them.

Guide price in Scotland

Our guide for Scotland is £1,880–£2,540 per m² including VAT. On a project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space), that puts a kitchen extension with bedrooms above in Perth and Kinross at roughly £52,500–£71,000 (kitchen units and worktops priced separately). Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	Typical project
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

Rules in Scotland

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.

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

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 work in Perth and Kinross

Look at the house
We start in Perth and Kinross with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Towns we cover in Perth and Kinross

Kitchen extensions with bedrooms above in Perth and Kinross: questions

How much does a kitchen extension with bedrooms above cost in Perth and Kinross?

In Scotland our guide is £1,880–£2,540 per m² including VAT, so about £52,500–£71,000 (kitchen units and worktops priced separately) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Essential and Premium specs move that by roughly 8% down or 20% up.

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.

Will I need planning permission in Perth and Kinross?

Perth and Kinross 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

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