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 offer a double-storey extension across Highlands and Islands, and Inverness is one of the places we cover, along with nearby Nairn, Forres and Elgin. Before anything is agreed we visit, check the existing structure and talk through your options. You then receive a written quote setting out the full scope; for most homes in Scotland it sits within £58,000–£115,000 including VAT.
- Guide price
- £58,000–£115,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- IV1 and IV3
- Planning rules
- Scotland
- Local area
- Highland
- Survey
- Free, with a written quote
What should you budget for a double-storey extension in Inverness?
Every figure below is a guide for a double-storey extension in Inverness, inclusive of VAT. Regional pricing for Scotland works out about 4% below the national guide, and the overall span is £58,000–£115,000. The survey costs you nothing, and after it we commit to a firm price for your specification in writing.
| Type of job | What it usually involves | Guide in Inverness |
|---|---|---|
| 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 |
The main things that change the figure:
- Combined floor area across both storeys
- How the new roof joins the existing roof
- Bathrooms, en-suites and plumbing on the upper floor
- Scaffolding duration, access and the level of finishes
What’s included?
- Groundworks, foundations and below-ground drainage
- Insulated cavity walls with brick or render to match the house
- Roof structure tied into the existing roof, tiled to match
- Scaffolding for the full build, erected and inspected
- Windows, external doors, plastering and internal doors
- Building control inspections and completion certificate
Local housing and a double-storey extension
Inverness has Victorian villas and terraces and large modern estates, while rural Highland homes range from harled stone cottages and croft houses to modern timber-frame kit houses, which are common across the region. Orkney uses local flagstone, and island and coastal communities mix traditional stone homes with newer bungalows.
Exposure to wind, rain and snow can be severe, especially on the west coast and islands, and remote sites need allowance for ferries and weather delays.
With that background in mind, here is how we typically handle a double-storey extension for homes in Inverness, from the first visit to the finished result.
Do you need permission in Inverness?
Homes in Inverness come under the regulations for Scotland, summarised below. We don't rely on general rules alone: we confirm the position for your address with the council before a quote goes out.
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.
How does the job run?
Free site survey
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.
Your fixed price
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.
Booking the work
With the quote agreed, we book the work in and handle preparation: permissions where needed, building control notifications, material orders and access arrangements for your Inverness property.
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.
How we work
Questions about a double-storey extension in Inverness
Do I need planning permission in Inverness?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Inverness 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.
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.
Is the price fixed?
Yes, for the specification we agree. Your written quote sets out exactly what is included at a fixed price. It only changes if you ask for something different, or if a problem the survey could not reasonably reveal later needs extra work. In either case we explain the change and confirm it in writing before going ahead.
Can the new upstairs room have its own bathroom?
A new upstairs room can usually have an en-suite, provided waste pipes can reach the soil stack or a new one can be installed. Running the waste pipe to the right falls is the main design question, and a pumped system is an option where gravity will not work. We plan bathroom positions at the design stage so pipes, ventilation and insulation are built in rather than added later.
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.
Nearby towns
Inverness and its IV1 and IV3 postcodes are part of our coverage. Homeowners in Nairn, Forres and Elgin can also book a free survey with us and receive a written price for their job.