Two-storey side extensions in Glasgow

What we'd confirm first for a project in Glasgow.

Postcode districts: G1, G2, G3, G4, G5, G11 and nearby districts
County / area: Glasgow and Dunbartonshire, 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: Rutherglen (3 miles), Bishopbriggs (3.2 miles), Stepps (4.4 miles)
First visit: Free, no obligation

About a two-storey side extension

A two-storey side extension is a new two-floor addition built into the space beside your house, often over a driveway or side passage. It typically adds one or two bedrooms upstairs and a utility, study or larger kitchen below, without giving up rear garden.

Around Glasgow we also work in Rutherglen, Bishopbriggs and Stepps, and across the rest of Glasgow and Dunbartonshire. Postcode districts in and near Glasgow: G1, G2, G3, G4, G5, G11 and nearby districts.

What it costs in Glasgow

A guide price for Glasgow: around £81,000–£108,500 for a 3 m × 7 m footprint on two floors (42 m² of new floor space). That works out at £1,930–£2,580 per m² of new floor space, including VAT at 20%. We'll give you a written design-stage price first, then a fixed build price once the drawings are agreed.

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 Glasgow

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 Glasgow homes

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.

Matching the ridge and roof

A hipped house usually needs a hipped extension roof, and a gabled house a gable. Matching the pitch, tiles, ridge detail and brick bond is what makes a side extension look original rather than added, and councils look closely at it on a front-facing addition.

How we'd run your project

Visit and first ideas
One of our team visits your house in Glasgow, checks the walls, roof and drains, and sketches out options with you.
Design and approvals
We draw the extension and check it against the rules for Scotland, then apply for planning permission or a certificate of lawfulness, whichever fits.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
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 side extensions in Glasgow

How much does a two-storey side extension cost in Glasgow?

Our guide for Scotland, which covers Glasgow, 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.

Which postcodes do you cover around Glasgow?

We cover Glasgow (G1, G2, G3, G4, G5, G11 and nearby districts) and nearby places including Rutherglen, Bishopbriggs and Stepps, plus the rest of Glasgow and Dunbartonshire. The first site visit is free.

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.

Do I need planning permission for a two-storey side extension in Glasgow?

Glasgow 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.

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 Glasgow

All two-storey extension services in Glasgow · Two-storey side extensions across Glasgow and Dunbartonshire

Want a figure first? Try our guide price tool, then book a free visit to firm it up.