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.
Anyone planning a double-storey extension in Stirling wants three things: a clear price, a realistic timetable and a tidy job. We publish a guide of £58,000–£115,000 including VAT for Scotland up front, explain that work normally takes 14–22 weeks on site, and confirm both in writing after a free survey of your property.
- Guide price
- £58,000–£115,000 inc VAT
- Time on site
- 14–22 weeks on site
- Postcodes
- FK7 and FK9
- Planning rules
- Scotland
- Local area
- Stirling, Falkirk and Clackmannanshire
- Survey
- Free, with a written quote
Double-storey extensions prices in Stirling
Prices for a double-storey extension vary from house to house, but in Stirling most projects fall within £58,000–£115,000 including VAT. That reflects costs in Scotland, about 4% below the national guide. Treat the table as a budgeting aid; the written figure follows a survey we carry out for free.
| Type of job | What it usually involves | Guide in Stirling |
|---|---|---|
| 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 |
Your price depends mostly on:
- 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
Scope of the work
- 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
- Electrics, plumbing and heating by qualified trades, with certificates
- Windows, external doors, plastering and internal doors
What are homes like around Stirling?
Stirling's old town has historic stone buildings, with Victorian villas in the King's Park area and newer estates around the city. Falkirk and Grangemouth have industrial-era terraces and post-war housing, and Alloa and the Hillfoots villages in Clackmannanshire mix stone cottages, mill-era housing and harled council homes.
Stone homes commonly need repointing and slate roof repairs, and harled houses need re-rendering. Semis and bungalows suit extensions and loft conversions, and newer homes take garage conversions and driveways.
Whatever era your Stirling home dates from, we plan a double-storey extension around how it is actually built rather than a one-size-fits-all specification.
Planning and building rules in Stirling
Because Stirling falls under Scotland's rules, the guidance below is the version relevant to you. Before sending a price, we check your property's position with the council.
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.
Written quote
The quote arrives in writing, not over the phone. It covers the full scope, the finishes you've chosen, any exclusions and the payment schedule, with a fixed price tied to that specification.
Dates and permissions
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 Stirling property.
The work itself
Our trades complete a double-storey extension while your point of contact keeps you updated. When everything is finished, we clear the site, take away waste and go through the result with you before handover.
Working with SK Home Improvements
Double-storey extensions in Stirling: questions
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.
Can we live at home while it is built?
Most families stay at home during a double-storey extension. The new structure is built outside first, and we only break through into the existing rooms near the end, usually one floor at a time. Upstairs, this may mean a bedroom is out of use for a week or two. We fit dust screens, protect floors and stairs, and plan any time without water or power in advance.
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.
How much will a double-storey extension cost in Stirling?
As a guide, expect to pay £58,000–£115,000 including VAT for a double-storey extension in Stirling. 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.
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.
Also covering areas around Stirling
From FK7 and FK9 to the edges of Stirling and on into Alloa, Falkirk and Grangemouth, we can arrange a site visit and a written quote for your project, planned around dates that work for you.