Extensions in Edinburgh: design, planning and build
We design and build house extensions for homes in Edinburgh and the surrounding Edinburgh and the Lothians area, with guide prices adjusted for the region.
- Postcode districtsEH1, EH2, EH3, EH7, EH8, EH9
- Price regionScotland (×0.98)
- Planning rulesScotland
- Site visitFree, no obligation
Where we work near Edinburgh
Across EH1, EH2, EH3, EH7, EH8, EH9, we can visit, measure and advise. The same team covers Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles), Livingston (13 miles), all within easy reach. For homes towards Fife, Kirkcaldy is around 11 miles away.
Choosing the right extension in Edinburgh
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 are orangery extensions, bungalow extensions and double-storey extensions, depending on the garden and how the house is laid out.
Edinburgh extension prices at a glance
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) |
|---|---|---|
| Kitchen extensions | 20 m² | £41,000 – £52,000 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Double-storey extensions | 32 m² | £56,000 – £74,000 |
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
| Conservatory replacement extensions | 14 m² | £29,000 – £38,000 |
| Orangery extensions | 16 m² | £43,500 – £55,000 |
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
Planning and building control in Edinburgh
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.
Applications are decided by your council as planning authority.
Choose an extension type
- Bungalow extensions · from £25,500
- Double-storey extensions · from £37,000
- Side return extensions · from £17,500
- Annexe extensions · from £53,500
- Kitchen extensions · from £26,000
- Single-storey rear extensions · from £20,500
- Planning permission for extensions · from £300
- Conservatory replacement extensions · from £19,500
- Extension plans and drawings · from £1,150
- Home office extensions · from £15,500
- Timber frame extensions · from £20,500
- Bedroom extensions · from £25,000
- Wraparound extensions · from £35,000
- Flat roof extensions · from £20,500
- Side extensions · from £21,500
- Building regulations for extensions · from £850
- Glass box extensions · from £29,000
- Extensions over a garage · from £23,500
- Utility and boot room extensions · from £13,500
- Orangery extensions · from £29,000
- Pitched roof extensions · from £21,500
- Porch extensions · from £3,900
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions about extensions in Edinburgh
How much does an extension cost in Edinburgh?
Using our Scotland factor (×0.98), a standard-spec single-storey extension of 20 m² is a guide £40,000 to £51,000 including VAT, and a 32 m² two-storey extension £56,000 to £74,000. Your written price follows the survey.
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.
Who do I contract with?
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.
Do I need planning permission for an extension in Edinburgh?
Not always. It depends on the size, position and your property's history. Scottish householder rules allow some smaller extensions without an application, but a building warrant is still needed.
Book a free site visit in Edinburgh
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.