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.
In Edinburgh, as anywhere in Edinburgh and the Lothians, the price of a double-storey extension is driven mainly by size, materials and access. Across Scotland our guide sits at £58,000–£115,000 with VAT, but restricted parking, a narrow side passage or extra preparation can move the figure either way. That is why every price we give follows a visit to the house.
- Guide price
- £58,000–£115,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- EH1, EH2, EH3, EH7 and EH8
- Planning rules
- Scotland
- Local area
- City of Edinburgh
- Survey
- Free, with a written quote
What should you budget for a double-storey extension in Edinburgh?
No two jobs cost exactly the same, but the ranges below give a fair picture of a double-storey extension in Edinburgh. Pricing for Scotland runs about 4% below the national guide, and the overall guide is £58,000–£115,000 with VAT included. We'll confirm your figure after surveying the property for free.
| Type of job | What it usually involves | Guide in Edinburgh |
|---|---|---|
| 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 do you get?
- 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
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Building control inspections and completion certificate
Local housing and a double-storey extension
Edinburgh's New Town is a planned Georgian sandstone townscape within a World Heritage Site, and districts such as Marchmont and Leith have Victorian tenements. Bungalows and villas fill the suburbs, Midlothian has former mining villages, Livingston was built as a new town, and East Lothian villages often have red pantile roofs.
East-coast weather brings cold winds, haar and frost, and exposed hills around the city catch wind-driven rain.
For a double-storey extension in Edinburgh, this means checking things like wall construction, roof structure and existing services before we put a figure on paper.
Planning and building rules in Edinburgh
Each UK nation sets its own consent rules, and Edinburgh 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.
From survey to handover
A visit to your home
We arrange a free site survey on a date convenient to you. We measure up, look at the existing structure and access, and discuss your plans for a double-storey extension so the price reflects your home.
Price and scope agreed
Next you receive a written quote with a fixed price for the agreed specification. It lists what is included, what is not, and how payments are staged, so you can compare it properly.
Plan and prepare
Before anyone starts, we confirm the programme in writing, check whether consents are required and arrange deliveries. If a skip or scaffolding on the road needs a permit, we apply for it.
The work itself
The job proceeds in the order set out in the programme, with dust and debris kept under control. Finally we tidy away, inspect the work together and pass the finished project over to you with its paperwork.
What you can expect from us
Common questions
What happens at the survey?
We visit your home at a time that suits you, look at the area involved, take measurements and check access, condition and any services that might be affected. We talk through what you want from a double-storey extension, explain the options and answer questions. There is no charge and no obligation; afterwards we send a written quote.
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 much does a double-storey extension cost?
A typical double-storey extension of 30–40m² across both floors costs £58,000–£115,000, built to a plastered finish. As a rough guide, allow around £1,400–£2,600 per square metre plus fixed costs for groundworks, scaffolding and fees. The second storey usually costs less per square metre than the first, because foundations and roof are shared. Bathrooms upstairs and a complex roof add most. We confirm a fixed price after the survey.
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 I need planning permission in Edinburgh?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Edinburgh is in Scotland, so Scotland's rules apply. Many smaller jobs need no planning application, but some still need building control approval. We check what applies to your address before quoting.
Near Edinburgh
Homes across EH1, EH2, EH3 and EH7 in Edinburgh are within our coverage, as are those in Musselburgh, Bonnyrigg and Penicuik. If you are just outside these areas, ask anyway, because we work right across the UK.