Two-storey extensions for semi-detached houses in Eyemouth

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

Postcode districts: TD14
County / area: The Scottish Borders, Scotland
Price region: Scotland
Guide price: £52,500–£71,000 (£1,880–£2,540 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: Dunbar (18.7 miles), Kelso (23.1 miles), Haddington (27.5 miles)
Distance to Hawick: about 41.2 miles
First visit: Free, no obligation

About a two-storey extension for a semi-detached house

This service suits you if you own a semi-detached house and want to add bedrooms and living space without moving. On a semi, the main questions are which side to build on and how to treat the attached neighbour. You get a survey, design options, the approvals your nation needs and the build, carried out by vetted teams working under S&K.

We cover postcode district TD14 in and around Eyemouth, along with neighbouring Dunbar, Kelso and Haddington.

What it costs in Eyemouth

A guide price for Eyemouth: around £52,500–£71,000 for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). That works out at £1,880–£2,540 per m² of new floor space, including VAT at 20%. Steelwork for wide openings is the item most likely to move the figure; we'll know once the engineer has designed it.

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 Eyemouth

In Scotland, Class 1B permitted development needs a two-storey extension to be at least 10 m from every boundary, which a semi-detached house cannot meet on the attached side. In practice a two-storey extension to a semi needs a householder application, which costs £371 and is decided within two months, followed by 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.

Design points for Eyemouth homes

Keeping the pair balanced

Semis are designed as matching pairs, and a side extension changes that balance. Setting the side extension back from the front wall and keeping its ridge lower helps the pair still read as a pair, which councils' design guides commonly ask for.

Rear, side or both

On a semi, a rear extension sits against the attached neighbour, while a side extension faces the detached neighbour and the street. We compare the space, cost and approval route for each, and for a wraparound, before you commit to one design.

How we'd run your project

Understand the brief
At your home in Eyemouth we agree what you need: bedroom count, bathroom, kitchen space, and how much garden you want to keep.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
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 semi-detached houses in Eyemouth

Who handles building standards for a project in Eyemouth?

We handle it as part of the project. What's needed in Scotland: 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. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

Which postcodes do you cover around Eyemouth?

We cover Eyemouth (TD14) and nearby places including Dunbar, Kelso and Haddington, plus the rest of the Scottish Borders. The first site visit is free.

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

Eyemouth 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.

Does a two-storey extension add value to a semi-detached house?

It usually adds value, but the gain is never certain. Nationwide's 2025 research found that 10% more floor area was linked to about 5% higher value, and that adding a double bedroom and bathroom to a three-bed, one-bathroom house could add up to 24%. Every street has a ceiling price, so check local sales first.

Will a side extension make my semi look like a terrace?

It can if it fills the whole gap to the boundary at first floor and the neighbour does the same. Many councils ask for a first-floor gap to the side boundary or a set-back for this reason. We design the extension to keep the semi reading as one of a pair.

Nearby

The same service in neighbouring towns:

Other extensions in Eyemouth

All two-storey extension services in Eyemouth · Two-storey extensions for semi-detached houses across the Scottish Borders

Send us your postcode and a few details. We'll get back to you to arrange a visit and talk through your options.