Two-storey wraparound extensions in St Andrews

Quick reference for homeowners in St Andrews.

Postcode districts: KY10 and KY16
County / area: Fife, Scotland
Price region: Scotland
Guide price: £113,000–£155,500 (£2,020–£2,770 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: Cupar (8.3 miles), Monifieth (9.9 miles), Dundee (11.2 miles)
Distance to Dunfermline: about 31.4 miles
First visit: Free, no obligation

About a two-storey wraparound extension

A two-storey wraparound extension is an L-shaped addition that extends both the side and the rear of your house, on two floors. It gives one of the largest gains in floor space of any extension, typically a big open-plan kitchen and living area below and two or more bedrooms or bathrooms above.

Around St Andrews we also work in Cupar, Monifieth and Dundee, and across the rest of Fife. Postcode districts in and near St Andrews: KY10 and KY16.

What it costs in St Andrews

Most of the cost of a two-storey wraparound extension is set by its size and specification. For St Andrews and the rest of Scotland, our guide is £2,020–£2,770 per m² including VAT, so about £113,000–£155,500 for an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Keep a contingency of around 10% for things nobody can see until the ground is opened up.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,860–£2,550 per m²	£104,000–£143,000
Standard	£2,020–£2,770 per m²	£113,000–£155,500
Premium	£2,430–£3,330 per m²	£136,000–£186,500

Planning and building standards in St Andrews

In Scotland, a two-storey wraparound would need to be at least 10 m from every boundary to be permitted development under Class 1B, and not on an elevation fronting a road. That is rarely possible, so plan for a householder planning application, which costs £371 and is decided within two months, followed by 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 St Andrews homes

Phasing the build

A wraparound touches two sides of the house at once, so the kitchen and often the rear rooms are out of use for part of the build. We plan the sequence so you keep a working kitchen and bathroom for as long as possible, or advise when moving out briefly makes sense.

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

How we'd run your project

Start at your house
We come to your home in St Andrews, measure up, check the ground floor walls and roof structure, and note anything near the boundaries.
Drawings and permission
Our designers produce plans and elevations, then we take care of planning or permitted development checks with the council covering St Andrews.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
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 wraparound extensions in St Andrews

Which postcodes do you cover around St Andrews?

We cover St Andrews (KY10 and KY16) and nearby places including Cupar, Monifieth and Dundee, plus the rest of Fife. The first site visit is free.

How much does a two-storey wraparound extension cost in St Andrews?

Our guide for Scotland, which covers St Andrews, is £2,020–£2,770 per m² including VAT. A typical project with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £113,000–£155,500. 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 wraparound 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.

Is a wraparound extension better than separate side and rear extensions?

Building both at once usually costs less than two separate projects, because you pay for one set-up, one scaffold, one roof junction and one set of approvals. It also lets the layout be designed as a whole. The trade-off is a larger single outlay and a longer build, often 16 to 24 weeks at this size.

How much floor space does a wraparound extension add?

It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.

Nearby

Other towns near St Andrews:

Other extensions in St Andrews

All two-storey extension services in St Andrews · Two-storey wraparound extensions across Fife

The quickest next step is a visit. We'll look at your house in St Andrews and give you an honest view of the options.