Annexe extensions across Inverness
Inverness homeowners can use us for the whole annexe extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in InvernessFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsIV1, IV2, IV3
Planning and approvals in Inverness
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.
The planning position for a specific Inverness address depends on its history and any designations, which is why we check it at the first visit.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
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.
Who an annexe extension suits
- Homes with a large side or rear garden
- Multi-generational families
- Relatives who need support close by
Local to Inverness
Across IV1, IV2, IV3, we can visit, measure and advise. Neighbouring towns we cover include Dingwall (11 miles), Nairn (15 miles), Fort William (57 miles), Thurso (81 miles).
Forres, in Moray, is roughly 25 miles from Inverness and also on our list. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Guide prices for Inverness
Prices below are for Inverness, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Inverness: £1,960 to £3,720 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £53,500 – £67,500 | £58,500 – £73,500 | £73,500 – £93,500 |
| One-bedroom annexe 35 m² | £68,500 – £86,000 | £82,000 – £103,000 | £102,500 – £130,500 |
| Larger annexe 45 m² | £88,000 – £110,500 | £105,500 – £132,500 | £132,000 – £168,000 |
For a figure based on your own dimensions, use our guide-price tool.
How the project works
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free 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.
Common questions in Inverness
Do you cover all of Inverness?
Yes. We cover Inverness and the surrounding parts of Highlands and Islands. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Inverness, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Inverness?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
How much does an annexe extension cost?
Our guide range is about £1,960 to £3,720 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £82,000 to £103,000 at standard spec in Inverness.
Book a free site visit in Inverness
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- 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 free site visit
Tell us a little about the project and we will arrange a time.