Double-storey extensions across Highlands and Islands
If you live in Highlands and Islands and want more space without moving, a double-storey extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide priceFrom £37,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Towns covered8
- Site visitFree on the mainland; islands by arrangement
What should I budget for a double-storey extension in Highlands and Islands?
For Highlands and Islands we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Highlands and Islands: £1,520 to £2,940 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £37,000 – £44,500 | £42,000 – £55,500 | £54,000 – £71,000 |
| 4 m × 4 m, two floors 32 m² | £48,500 – £58,500 | £56,000 – £74,000 | £72,000 – £94,500 |
| 4 m × 6 m, two floors 48 m² | £72,500 – £87,500 | £84,500 – £111,000 | £108,000 – £141,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
What we take care of
- Breaking through at both levels, stairs and landing changes where needed
- Measured survey, design and planning drawings
- Householder planning application where needed
- Building regulations drawings and structural design
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
Covering Highlands and Islands
Towns we cover in Highlands and Islands include Inverness, Fort William, Nairn, Thurso, Kirkwall, Lerwick, Stornoway, Dingwall. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Planning and approvals in Highlands and Islands
In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted. Separately, almost every extension needs a building warrant from the council before work starts.
In a conservation area or national scenic area the householder permitted development rights are more limited, listed homes need listed building consent, and if rights have been removed by a condition or direction, any extension needs an application.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
Applications are decided by your council as planning authority.
Our process, step by step
Free site visits on the mainland; island and remote addresses by arrangement, with travel costs agreed first.
Site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a double-storey extension in Highlands and Islands
How long does a double-storey extension take to build in Highlands and Islands?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
Will my neighbours in Highlands and Islands be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Who do I contract with for a double-storey extension in Highlands and Islands?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,520 to £2,940 per m² of new floor area including VAT, compared with £1,720 to £3,330 per m² for single-storey work, because the foundations and roof are shared across two floors.
Book a site visit in Highlands and Islands
We will measure up, check the planning position and give you honest guide figures.
- Free site visits on the mainland; islands and remote addresses by arrangement
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a site visit
Tell us a little about the project and we will arrange a time.