Two-storey side extensions in Edinburgh
Thinking about a two-storey side extension in Edinburgh? We design it, take it through the approvals it needs and build it, with one team responsible from the first visit to the final certificate.
What we'd confirm first for a project in Edinburgh.
- Postcode districts
- EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts
- County / area
- Edinburgh and the Lothians, Scotland
- Price region
- Scotland
- Guide price
- £81,000–£108,500 (£1,930–£2,580 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
- Colinton (3.9 miles), Loanhead (5.2 miles), Musselburgh (5.7 miles)
- First visit
- Free, no obligation
About a two-storey side extension
A two-storey side extension suits a detached or semi-detached house with a side garden, driveway or garage wide enough to build on. You get a design that sits comfortably on the street, a planning application or permitted development check depending on your nation, structural design, a building warrant and the build itself. We manage the whole process, and the work is carried out by vetted teams working under S&K.
We cover Edinburgh (EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts) and the places around it, including Colinton (3.9 miles), Loanhead (5.2 miles) and Musselburgh.
What it costs in Edinburgh
For budgeting in Edinburgh, allow around £81,000–£108,500 for a two-storey side extension with a 3 m × 7 m footprint on two floors (42 m² of new floor space). That's based on £1,930–£2,580 per m² including VAT for Scotland. These are guides, not quotes. Ground conditions, steelwork and access can move the figure either way.
| Spec | Per m² | A 3 m × 7 m footprint on two floors (42 m² of new floor space) |
|---|---|---|
| Essential | £1,770–£2,380 per m² | £74,500–£100,000 |
| Standard | £1,930–£2,580 per m² | £81,000–£108,500 |
| Premium | £2,310–£3,100 per m² | £97,000–£130,500 |
Planning and building standards in Edinburgh
In Scotland, a two-storey side extension is only permitted development under Class 1B if no part is within 10 m of any boundary and it is not on an elevation fronting a road. Side extensions rarely meet this, so plan for a householder application (£371, decided within two months) and a building warrant from the council 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 Edinburgh homes
Set-down and set-back
Councils usually want a two-storey side extension to look subordinate to the house. Setting the front wall back from the main front and dropping the ridge slightly below the main roof helps it read as an addition, and is often expected in local design guidance.
Access and services
Side extensions often cover the only route to the back garden, a gas meter, soil pipes or a drain run. We plan bin and bike access, move meters and pipes where needed and check drains early, because these items affect both cost and layout.
How we'd run your project
Understand the brief
At your home in Edinburgh 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.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
On site
One project lead runs the job, keeps you updated and arranges inspections at each stage until completion.
Questions about two-storey side extensions in Edinburgh
Do I need planning permission for a two-storey side extension in Edinburgh?
Edinburgh 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.
How much does a two-storey side extension cost in Edinburgh?
Our guide for Scotland, which covers Edinburgh, is £1,930–£2,580 per m² including VAT. A typical project with a 3 m × 7 m footprint on two floors (42 m² of new floor space) comes to about £81,000–£108,500. Design and approval fees are extra, and we fix the build price in writing once the design is agreed.
How long does a two-storey side 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.
Which postcodes do you cover around Edinburgh?
We cover Edinburgh (EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts) and nearby places including Colinton, Loanhead and Musselburgh, plus the rest of Edinburgh and the Lothians. The first site visit is free.
Can I build a two-storey side extension over my driveway?
Yes, if the drive is wide enough for a useful room and the council accepts the design. You may lose off-road parking, which some councils weigh up, and the foundations need to suit the ground below. We check parking, drains and meter positions at the free site visit before any drawings are prepared.
Nearby
The same service in neighbouring towns:
Other extensions in Edinburgh
- Rear
- 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 Edinburgh · Two-storey side extensions across Edinburgh and the Lothians
Want a figure first? Try our guide price tool, then book a free visit to firm it up.