Home extensions in Highlands and Islands
Every type of house extension in Highlands and Islands, from single-storey kitchen extensions to two-storey additions, side returns and orangeries. We design, handle the approvals and build.
- Towns listed8
- Price regionScotland (×0.98)
- Planning rulesScotland
- Postcode districts97
Towns we cover in Highlands and Islands
Free site visits on the mainland; island and remote addresses by arrangement, with travel costs agreed first.
Towns we cover here include Inverness, Fort William, Dingwall, Kirkwall.
Planning and building control in Highlands and Islands
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.
What works best for Highlands and Islands houses?
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 Highlands and Islands are double-storey extensions, bungalow extensions and single-storey rear extensions, depending on the garden and how the house is laid out.
Highlands and Islands extension prices at a glance
We publish guide prices so you can budget before anyone visits. For Highlands and Islands they are adjusted by ×0.98, the factor we use across Scotland.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Orangery extensions | 16 m² | £43,500 – £55,000 |
| Double-storey extensions | 32 m² | £56,000 – £74,000 |
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
| Extensions over a garage | 12 m² | £24,500 – £32,000 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Kitchen extensions | 20 m² | £41,000 – £52,000 |
Extension types and starting prices
- Side extensions · from £21,500
- Glass box extensions · from £29,000
- Flat roof extensions · from £20,500
- Pitched roof extensions · from £21,500
- Double-storey extensions · from £37,000
- Bedroom extensions · from £25,000
- Porch extensions · from £3,900
- Conservatory replacement extensions · from £19,500
- Planning permission for extensions · from £300
- Extension plans and drawings · from £1,150
- Extensions over a garage · from £23,500
- Bungalow extensions · from £25,500
- Annexe extensions · from £53,500
- Kitchen extensions · from £26,000
- Orangery extensions · from £29,000
- Timber frame extensions · from £20,500
- Wraparound extensions · from £35,000
- Building regulations for extensions · from £850
- Side return extensions · from £17,500
- Home office extensions · from £15,500
- Utility and boot room extensions · from £13,500
- Single-storey rear extensions · from £20,500
Neighbouring areas
Questions about extensions in Highlands and Islands
How much does an extension cost in Highlands and Islands?
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.
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 Highlands and Islands?
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.
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.
Book a site visit in Highlands and Islands
We will measure up, check the planning position and give you honest guide figures.
- Free site visits on the mainland; islands and remote addresses by arrangement
- 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 site visit
Tell us a little about the project and we will arrange a time.