Extending your home in Edinburgh and the Lothians
Looking to extend your home in Edinburgh and the Lothians? Start here: extension types, guide prices for Edinburgh and the Lothians, the planning rules that apply and how a project runs.
- Towns listed7
- Price regionScotland (×0.98)
- Planning rulesScotland
- Postcode districts48
Towns we cover in Edinburgh and the Lothians
Towns we cover here include Edinburgh, Livingston, Musselburgh, Bathgate.
Choosing the right extension in Edinburgh and the Lothians
Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
The types we would usually look at first for a home in Edinburgh and the Lothians are single-storey rear extensions, bungalow extensions and orangery extensions, depending on the garden and how the house is laid out.
What extensions cost in Edinburgh and the Lothians
Prices on this page use our Scotland factor of ×0.98, include VAT at 20% and cover the build; your written price follows a survey and agreed drawings.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
| Conservatory replacement extensions | 14 m² | £29,000 – £38,000 |
| Kitchen extensions | 20 m² | £41,000 – £52,000 |
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
Planning rules in Edinburgh and the Lothians
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.
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.
In Scotland a building warrant from the council is needed before work starts on almost any extension, and a completion certificate is issued when the work is accepted. Building standards are set in the Scottish technical handbooks.
Every extension type in Edinburgh and the Lothians
- Porch extensions · from £3,900
- Conservatory replacement extensions · from £19,500
- Extension plans and drawings · from £1,150
- Planning permission for extensions · from £300
- Extensions over a garage · from £23,500
- Side return extensions · from £17,500
- Wraparound extensions · from £35,000
- Pitched roof extensions · from £21,500
- Kitchen extensions · from £26,000
- Side extensions · from £21,500
- Timber frame extensions · from £20,500
- Bungalow extensions · from £25,500
- Building regulations for extensions · from £850
- Glass box extensions · from £29,000
- Single-storey rear extensions · from £20,500
- Double-storey extensions · from £37,000
- Annexe extensions · from £53,500
- Flat roof extensions · from £20,500
- Utility and boot room extensions · from £13,500
- Orangery extensions · from £29,000
- Home office extensions · from £15,500
- Bedroom extensions · from £25,000
Neighbouring areas
Questions about extensions in Edinburgh and the Lothians
How much does an extension cost in Edinburgh and the Lothians?
With our Scotland factor (×0.98), a standard-spec 20 m² single-storey extension is a guide £40,000 to £51,000 including VAT. Prices for every type are linked on this page.
Will my neighbours need to be told?
If you apply for planning permission the council notifies neighbours, and we agree access with them in writing for work near a shared boundary.
Can I get a price before anyone visits?
Yes. This page shows guide prices adjusted for Edinburgh and the Lothians, and the guide-price tool gives a range for your own size and finish in about a minute.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, and in Scotland we apply for the building warrant before work starts.
Book a free site visit in Edinburgh and the Lothians
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.