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.
If you live in Barrhead and are weighing up a double-storey extension, the starting point is a visit to measure up and talk through what you want, which costs nothing. We cover homes across G53 and G78, and a typical project of this kind in Scotland lands somewhere in the £58,000–£115,000 bracket, including VAT. The exact figure depends on size, access and the finish you choose.
- Guide price
- £58,000–£115,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- G53 and G78
- Planning rules
- Scotland
- Local area
- East Renfrewshire
- Survey
- Free, with a written quote
Double-storey extensions prices in Barrhead
Use the table to gauge the cost of a double-storey extension in Barrhead before we visit. Figures include VAT and are scaled for Scotland, coming out about 4% below the national guide, which gives £58,000–£115,000 overall. After a free survey, you receive a fixed written price.
| Type of job | What it usually involves | Guide in Barrhead |
|---|---|---|
| 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 |
Expect these to shape the final quote:
- 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?
- 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
- Electrics, plumbing and heating by qualified trades, with certificates
- Building control inspections and completion certificate
Building in Barrhead
Paisley has sandstone tenements and terraces from its textile era, Greenock and Port Glasgow have tenements and housing climbing the hills above the Clyde, and Gourock and Kilmacolm have Victorian villas. Post-war estates and newer private housing surround the towns, and roughcast is a common finish.
Roughcast and tenement buildings commonly need re-rendering, window replacement and roof work. Villas suit kitchen extensions and landscaping, and semis often take loft conversions and driveways.
So when we survey a Barrhead property for a double-storey extension, the first step is working out how it was built and what has been changed since.
Do you need permission in Barrhead?
For anyone in Barrhead, the relevant framework is Scotland's. The summary below is general, so we always contact the council about your address before putting a price in writing.
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.
The four stages
Survey and measure
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.
Written quote
You get the price in writing, itemised so you can see where the money goes. As long as the specification stays the same, that is the price you pay for a double-storey extension.
Booking the work
We handle the paperwork side: checking whether planning permission or building control approval is needed, submitting applications where they are, and scheduling the trades and materials around your dates.
On site to finish
On site, the agreed plan is followed and any change is put in writing first. At completion we do a final clean, go through the snagging list with you and leave you with the relevant documents.
What you can expect from us
Questions about a double-storey extension in Barrhead
Can you combine a double-storey extension with other work?
Yes. Because we manage several trades under one contract, we can plan a double-storey extension alongside other work on your Barrhead home, such as new windows with rendering, or a kitchen refit with an extension. Combining jobs can reduce repeat set-up such as scaffolding, skips and access, and every element is listed and priced in the same written quote.
Will the extension affect my neighbours?
A double-storey extension can affect neighbours' light, outlook and privacy, which is why planning departments look closely at height, depth and window positions. Side windows facing neighbours often need obscure glass. Work near a shared wall may also need party wall notices; the Party Wall etc. Act 1996 applies in England and Wales only. We talk through these points early so the design is realistic.
Do I need planning permission in Barrhead?
It depends on the work, the size of the project, your property type and whether the building is listed or in a conservation area. Barrhead 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.
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.
Also covering areas around Barrhead
Coverage for Barrhead spans G53 and G78. Close by, Paisley, Newton Mearns and Renfrew are covered too, and the rest of our UK-wide area follows the same survey-then-quote process from start to finish.