Two-storey side extensions in Kinross

Kinross: the key facts for this kind of project.

Postcode districts: KY13
County / area: Perth and Kinross, 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: Ballingry (4.6 miles), Kelty (5.1 miles), Lochgelly (6.8 miles)
Distance to Perth: about 13.2 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.

We cover Kinross (KY13) and the places around it, including Ballingry (4.6 miles), Kelty (5.1 miles) and Lochgelly.

What it costs in Kinross

For budgeting in Kinross, 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. 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 Kinross

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 Kinross homes

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.

Side windows, boundaries and gutters

Upstairs windows in the side wall face the neighbour, so they are usually obscure-glazed and fixed, or left out. Building close to the boundary also raises questions about foundations, overhanging gutters and access for maintenance, so we design the eaves and gutter to stay within your land.

How we'd run your project

Look at the house
We start in Kinross with a free visit: measurements, photos, a look at the loft and drains, and a frank chat about budget.
Plans, then approval
Measured survey, design, then the right approval route for your house. We explain each step before we take it.
Structure and building standards
A structural engineer sizes the foundations and steels, and we get a building warrant before work starts.
Build it
The new structure goes up first, then we open into the house, finish inside and get the completion certificate.

Questions about two-storey side extensions in Kinross

Which postcodes do you cover around Kinross?

We cover Kinross (KY13) and nearby places including Ballingry, Kelty and Lochgelly, plus the rest of Perth and Kinross. The first site visit is free.

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

Kinross 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 Kinross?

Our guide for Scotland, which covers Kinross, 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.

Who handles building standards for a project in Kinross?

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.

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

Close to Kinross? We work across the area, including:

Other extensions in Kinross

All two-storey extension services in Kinross · Two-storey side extensions across Perth and Kinross

Book a free site visit in Kinross and we'll tell you what's possible, what approvals you need and what the design stage would cost.