Home extensions in Livingston
More space without moving: we plan and build extensions across Livingston, with one team for the drawings, the council and the build.
- Postcode districtsEH52, EH53, EH54
- Price regionScotland (×0.98)
- Planning rulesScotland
- Site visitFree, no obligation
What extensions cost in Livingston
Every figure below is a guide for Livingston, adjusted for Scotland build costs (×0.98) and including VAT. Design and council fees are shown separately on each page.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
| Orangery extensions | 16 m² | £43,500 – £55,000 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Conservatory replacement extensions | 14 m² | £29,000 – £38,000 |
| Double-storey extensions | 32 m² | £56,000 – £74,000 |
Which extension suits a Livingston home?
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
For many houses here, single-storey rear extensions, orangery extensions or bungalow extensions gives the most useful space for the budget.
Where we work near Livingston
Across EH52, EH53, EH54, we can visit, measure and advise. Nearby, we also take on projects in Broxburn (3 miles), Bathgate (5 miles), Penicuik (13 miles), Edinburgh (13 miles), Bonnyrigg (16 miles). Just over the Forth Valley border, Grangemouth is about 11 miles away.
Planning and building control in Livingston
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.
Extension types and starting prices
- Home office extensions · from £15,500
- Orangery extensions · from £29,000
- Side return extensions · from £17,500
- Extension plans and drawings · from £1,150
- Wraparound extensions · from £35,000
- Extensions over a garage · from £23,500
- Single-storey rear extensions · from £20,500
- Planning permission for extensions · from £300
- Utility and boot room extensions · from £13,500
- Side extensions · from £21,500
- Glass box extensions · from £29,000
- Bungalow extensions · from £25,500
- Flat roof extensions · from £20,500
- Annexe extensions · from £53,500
- Kitchen extensions · from £26,000
- Conservatory replacement extensions · from £19,500
- Porch extensions · from £3,900
- Bedroom extensions · from £25,000
- Double-storey extensions · from £37,000
- Building regulations for extensions · from £850
- Pitched roof extensions · from £21,500
- Timber frame extensions · from £20,500
Free site visit
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
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 Livingston
How much does an extension cost in Livingston?
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.
How long does an extension take in Livingston?
Usually 2 to 4 months of design and approvals, then 10 to 16 weeks on site for a single-storey extension or 16 to 24 weeks for two storeys.
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.
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 you cover all of Livingston?
Yes, including the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Book a free site visit in Livingston
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.