Double-storey extensions in Musselburgh

Covering Musselburgh

We work in Musselburgh (EH21) and the places around it, including Dalkeith, Bonnyrigg and Haddington.

Homes in the Lothians

In Scotland many families extend bungalows and semis, while tenement flats bring shared ownership of roofs and walls that needs agreeing early.

What is included in a double-storey extension in Musselburgh?

A double-storey extension adds new rooms on both the ground and first floor in one build, typically a larger kitchen or living space downstairs and an extra bedroom or bathroom above. Because the roof and foundations are shared, the cost per square metre is usually lower than a single-storey extension.

Building warrant application and completion certificate
Structural engineer’s design and calculations
Joining the new first floor to the existing landing

How much should I budget for a double-storey extension?

What double-storey extensions typically cost. These are guide ranges; the written quote for your house replaces them.

Double-storey extensions	Guide price incl. VAT
Standard specification	£2,400 to £2,900 per m²
Good specification	£2,900 to £3,400 per m²
High specification	£3,400 to £3,850 per m²

How is a double-storey extension approved in Musselburgh?

Scottish projects follow a different process from England: the council issues a building warrant before work starts and accepts a completion certificate at the end, alongside any planning permission needed. We prepare both applications.

Two-storey extensions in Scotland almost always need planning permission, and a building warrant must be granted before work starts.

What should I think about before starting?

Neighbours’ light is assessed using the 45-degree guide many councils use.
The new roof is tied into the old one, so roof tiles and ridge details need to match.

How does the project run?

Send us the details. Give us a postcode, a rough idea of size and some photos, by phone, form or the guide price tool.
Survey at your house. We look at the existing structure, services and access, and agree what the design needs to achieve.
Design and fixed price. You get drawings and a written price for the agreed specification before anything is ordered.
Build and hand over. Our teams build to the programme, building control inspects, and you get the completion paperwork at the end.

What people ask before starting

How much does a two-storey extension cost?

Typically about £2,400 to £3,850 per square metre of new floor area including VAT. A 40 m² extension across two floors is often around £100,000 to £150,000 depending on specification.

Will we need to move out?

Most people stay. The noisiest stage is when we break through into the existing first floor, which we plan for a short window.

How do I get a price for double-storey extensions in Musselburgh?

Use the guide price tool for a ballpark figure, then book a visit for a fixed written price for the agreed specification.

Double-storey extensions in nearby towns

Learn more about double-storey extensions, or see every project we cover in Musselburgh.