A double-storey extension adds two floors of new space to your house in one build, typically a larger kitchen or living room downstairs with an extra bedroom, bathroom or en-suite above, sharing one set of foundations and one roof.
We take on a double-storey extension throughout Arbroath and the surrounding DD11 postcodes, as well as in Carnoustie, Forfar and Dundee. The guide range for this work in Scotland is £58,000–£115,000 including VAT; where your project falls depends on its size, the materials you pick and how easy the site is to reach. A free survey turns that range into a fixed figure.
- Guide price
- £58,000–£115,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- DD11
- Planning rules
- Scotland
- Local area
- Angus
- Survey
- Free, with a written quote
What should you budget for a double-storey extension in Arbroath?
In Arbroath, guide figures for a double-storey extension sit at £58,000–£115,000, VAT included. We set them using rates for Scotland, currently about 4% below the national guide. The table shows what pushes a project towards either end of the range; your own price is set after a free survey.
| Type of job | What it usually involves | Guide in Arbroath |
|---|---|---|
| Small (15–20m² total) | A compact rear or side extension adding a small room on each floor. | £38,500–£62,000 |
| Typical (30–40m² total) | A larger kitchen or living room below with a double bedroom or en-suite above. | £58,000–£115,000 |
| Large (50m² plus total) | Wide or deep extensions, often with a new bathroom, steelwork and high-spec glazing. | £96,000–£173,000 |
What moves the price up or down:
- How the new roof joins the existing roof
- Bathrooms, en-suites and plumbing on the upper floor
- Foundation depth, ground conditions and drains to divert
- Scaffolding duration, access and the level of finishes
What does the job include in Arbroath?
- Groundworks, foundations and below-ground drainage
- Insulated cavity walls with brick or render to match the house
- First-floor joists, stud walls and new openings upstairs
- Scaffolding for the full build, erected and inspected
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Building in Arbroath
Dundee has sandstone tenements and terraces, Victorian villas in Broughty Ferry and the West End, and extensive post-war housing. Angus towns such as Arbroath, Forfar, Montrose and Brechin use local red sandstone, and harled cottages and farmhouses are common in the countryside.
Tenement flats often need window replacement and internal refits, and houses commonly take extensions and loft conversions. Sandstone buildings need careful repointing and stone repairs, and harled cottages need breathable render.
If your house in Arbroath fits one of these patterns, it helps us anticipate what a double-storey extension will involve, though we always confirm the details on site.
Planning and building rules in Arbroath
Each UK nation sets its own consent rules, and Arbroath is in Scotland. What follows is a plain summary; we check the specifics for your property with the council before pricing anything.
In Scotland, extensions of more than one storey are only permitted development in narrow cases (Class 1B, well away from the boundary they face and outside conservation areas), so most need planning permission.
A building warrant is required before work starts. Scotland has no Party Wall Act; neighbour and title issues are handled under general law.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
What happens after you get in touch?
We look at the job
Book a visit and we'll come to you. The survey covers measurements, the state of what's there now and any obvious constraints, so the price that follows is based on your actual home, not an average.
Written quote
We turn the survey notes into a written quote. The price is fixed for the specification we agree, and the document sets out materials, scope and payment stages in plain language.
Plan and prepare
Once you accept, we agree start dates, order materials and deal with any planning, building control or neighbour notices the job needs. You'll know who is coming and when before work begins.
Build and hand over
Work goes ahead as scheduled and you deal with one contact throughout. When the last trade leaves, we clear and clean the site, talk you through what has been done and pass on any certificates and care instructions.
How we work
Common questions
Is a double-storey extension better value than single-storey?
A double-storey extension usually gives better value per square metre than a single-storey one, because the same foundations and roof serve twice the floor area. The overall cost is higher, and planning can be harder because of the effect on neighbours. If you might want an extra bedroom later, building both floors now avoids a second round of disruption and scaffolding.
How is the new roof joined to the existing house?
The new roof is usually tied into the existing roof so the two read as one. On a rear extension this often means a lower ridge or a hipped end, with valleys where the slopes meet. We strip back some existing tiles, fix new rafters and battens, and lay matching tiles or slates. Lead or proprietary flashings seal the junctions so water runs off properly.
Do you cover Carnoustie, Forfar and Dundee?
Yes. As well as Arbroath, we cover Carnoustie, Forfar and Dundee and the rest of Angus and Dundee. Our coverage is UK-wide, so the process is the same wherever you are: a free site survey, a quote in writing that fixes the price for the agreed scope, and one point of contact while the work is planned and carried out.
How much will a double-storey extension cost in Arbroath?
As a guide, expect to pay £58,000–£115,000 including VAT for a double-storey extension in Arbroath. That range is adjusted for Scotland, which runs about 4% below the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
Do I need planning permission for a two-storey extension?
Most two-storey extensions need planning permission, but it depends on the size, height and position, your home's location, whether it is listed or in a conservation area, and which UK nation you are in. In England, a two-storey rear extension can sometimes be built under permitted development if it is no deeper than 3m and at least 7m from the rear boundary. We check what applies before quoting.
Near Arbroath
We welcome enquiries from all DD11 postcodes in Arbroath, plus Carnoustie, Forfar and Dundee. Each one gets the same survey at no charge and a written price fixed for the work described.