What is a double-storey extension?
A double-storey extension (also called a two-storey extension) adds rooms on both the ground and first floor in one build. It typically gives a larger kitchen or living space downstairs and an extra bedroom or bathroom above.
How much does a double-storey extension cost in Broxburn?
In Broxburn, a double-storey extension typically costs £1,600–£2,400 per m² of floor area (both floors), including VAT at 20% (standard rate). For a typical 36 m² project that is roughly £57,500–£86,500. Prices in Scotland sit near the national average for this kind of work, and the range for Broxburn reflects that. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (25 m²) | £40,000–£60,000 |
| Typical project (36 m²) | £57,500–£86,500 |
| Larger project (50 m²) | £80,000–£120,000 |
| Rate per m² | £1,600–£2,400 |
Your quote will depend mainly on:
- Brick matching and external finishes
- Total floor area across both floors
- Bathrooms or en-suites on the first floor
- Scaffolding and access to the rear
Your exact price depends on the survey and drawings. The guide price tool gives a quick range in the meantime.
Do you need planning permission for a double-storey extension in Broxburn?
Before anything is built in Broxburn, we confirm which approvals apply in Scotland. In Scotland an extension of more than one storey is only permitted development if it is at least 10 metres from every boundary and no higher than the existing ridge, so most need planning permission. A building warrant is needed before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
On a typical double-storey extension we handle:
- Windows, doors and staircase alterations
- Structural engineer’s calculations
- Opening up at both levels with steel beams
- Electrics, heating, plumbing and plastering
- Building control sign-off
- Design drawings and planning application
How long does it take?
Build time is typically 14 to 20 weeks on site, after planning and building control approval. Before that, surveys, drawings and approvals usually take 3 to 4 months, longer if the council asks for changes.
Building in Broxburn
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
From EH52 outwards, we take on projects throughout Broxburn and the surrounding parts of the Lothians.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Design and fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals in place
We handle planning, building control and neighbour notices before work starts.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about double-storey extensions in Broxburn
Do I need planning permission for a double-storey extension in Broxburn?
In Scotland an extension of more than one storey is only permitted development if it is at least 10 metres from every boundary and no higher than the existing ridge, so most need planning permission. A building warrant is needed before work starts.
What drawings do I need?
Planning drawings for the application, then more detailed building regulations drawings and structural calculations for building control. We prepare both.
How much does a double-storey extension cost in Broxburn?
In Broxburn, a double-storey extension typically costs £1,600–£2,400 per m² of floor area (both floors), including VAT at 20% (standard rate). A typical 36 m² project comes to roughly £57,500–£86,500. Your fixed price depends on the survey and drawings.
Is a double-storey extension cheaper per square metre?
Usually yes. You pay for one set of foundations and one roof but get two floors of space, so the cost per square metre is often lower than a single-storey extension.
Who approves a double-storey extension in Broxburn?
Planning matters in Broxburn go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
Can I live at home during the work?
Most families stay put. The shell is built first and the house is opened up late in the job, so disruption inside is limited to a few weeks.