Two-storey rear extensions in Vale of Leven

The basics for Vale of Leven at a glance.

Postcode districts: G82
County / area: Glasgow and Dunbartonshire, 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: Bonhill (0.8 miles), Alexandria (1.6 miles), Dumbarton (1.9 miles)
Distance to Glasgow: about 14.5 miles
First visit: Free, no obligation

About a two-storey rear extension

A two-storey rear extension suits you if you need more room on both floors and have a reasonably deep garden. You get one team for the whole job: a measured survey, the design, a check on whether permitted development applies, planning drawings where they are needed, structural design, a building warrant and the build itself, carried out by vetted teams working under S&K. Every project starts with a free site visit.

We cover Vale of Leven (G82) and the places around it, including Bonhill (0.8 miles), Alexandria (1.6 miles) and Dumbarton.

What it costs in Vale of Leven

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. Design fees, structural calculations and approval fees are separate and listed on our prices page.

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 Vale of Leven

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 Vale of Leven 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.

Depth and neighbours' light

Councils check that a two-storey rear extension does not take too much light or outlook from neighbouring windows, and many use a 45-degree line drawn from the nearest habitable window. We test this at sketch stage, so the depth you are shown is one that can realistically be approved.

How we'd run your project

Look at the house
We start in Vale of Leven with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering Vale of Leven.
Engineer it
Foundations sized for two floors, steels for any openings, and a building warrant, all before anyone starts on site.
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 Vale of Leven

How much does a two-storey rear extension cost in Vale of Leven?

Our guide for Scotland, which covers Vale of Leven, 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.

Which postcodes do you cover around Vale of Leven?

We cover Vale of Leven (G82) and nearby places including Bonhill, Alexandria and Dumbarton, plus the rest of Glasgow and Dunbartonshire. The first site visit is free.

Who handles building standards for a project in Vale of Leven?

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.

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.

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

The same service in neighbouring towns:

Other extensions in Vale of Leven

All two-storey extension services in Vale of Leven · Two-storey rear extensions across Glasgow and Dunbartonshire

Ready to talk it through? Call us or send the form and we'll arrange a visit to your home in Vale of Leven.