Two-storey rear extensions in Nairn
Adding a two-storey rear extension in Nairn gives you two new rooms stacked on one footprint. Here's how we'd approach it, what it typically costs and the rules that apply in Scotland.
Before you start in Nairn, here's what applies.
- Postcode districts
- IV12
- County / area
- The Highlands, Moray and Islands, 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
- Forres (9.8 miles), Culloden (11.7 miles), Westhill (Highlands, Moray and Islands) (12.5 miles)
- Distance to Inverness
- about 14.6 miles
- First visit
- Free, no obligation
About a two-storey rear extension
A two-storey rear extension is a new two-floor addition built onto the back of your house, usually giving a larger kitchen or living space on the ground floor and one or two bedrooms or a bathroom above. Because both floors share one set of foundations and one roof, it adds a lot of floor space for the garden it uses. In some cases it can be built under permitted development, depending on where you live.
We cover postcode district IV12 in and around Nairn, along with neighbouring Forres, Culloden and Westhill (Highlands, Moray and Islands).
What it costs in Nairn
Using our Scotland rates, a two-storey rear extension with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000, including VAT. Bigger or more glazed designs cost more per m². 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 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 Nairn
In Scotland, a two-storey rear extension is only permitted development under Class 1B if no part of it is within 10 m of any boundary, it is no higher than the house and the house is not in a conservation area. Most gardens cannot meet the 10 m test, so expect a householder application (£371, decided within two months) and a building warrant before work starts.
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 Nairn homes
Opening up the ground floor
Knocking through the old rear wall means steel beams to carry the first floor and roof above. The structural engineer sets the beam sizes, padstones and any posts, and we plan them early so the open-plan layout you want is the one that gets built.
Foundations and drains
Foundations for two storeys carry more load than a single storey and may need to go deeper near trees or on clay. Rear extensions often sit near drains, so we check sewer records early, as building over or near a public sewer may need the water company's agreement.
How we'd run your project
Start at your house
We come to your home in Nairn, 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 Nairn and deal with any questions from the planning officer.
Price it properly
Once the engineer's calculations are in, we fix the build price in writing, with a clear list of what's included.
Build and hand over
We manage the build from groundworks to decoration-ready finish and hand over with the completion paperwork.
Questions about two-storey rear extensions in Nairn
How long does a two-storey rear extension 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.
Do I need planning permission for a two-storey rear extension in Nairn?
Nairn 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 Nairn?
We cover Nairn (IV12) and nearby places including Forres, Culloden and Westhill (Highlands, Moray and Islands), plus the rest of the Highlands, Moray and Islands. The first site visit is free.
How much does a two-storey rear extension cost in Nairn?
Our guide for Scotland, which covers Nairn, 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. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
Will a two-storey rear extension block my neighbour's light?
It can if it is too deep or too close to the boundary, which is why councils look closely at its effect on neighbouring windows and gardens. We test the design against light and outlook early, keep the first floor shorter or set in where needed, and use a hipped roof to reduce bulk on the boundary side.
Nearby
We also cover places near Nairn, including:
Other extensions in Nairn
- Side
- Wraparound
- Part two-storey
- Over a garage
- First floor
- Semi-detached
- Detached
- Kitchen and bedrooms
- Bedroom and en-suite
All two-storey extension services in Nairn · Two-storey rear extensions across the Highlands, Moray and Islands
Book a free site visit in Nairn and we'll tell you what's possible, what approvals you need and what the design stage would cost.