Home extensions in Kirkwall
We take on house extensions in Kirkwall by arrangement. Because of travel and logistics, we agree the programme and any travel costs in writing before the survey.
- Postcode districtsKW15
- Price regionScotland (×0.98)
- Planning rulesScotland
- Site visitBy arrangement
Approvals for an extension in Kirkwall
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.
Which extension suits a Kirkwall home?
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Start by comparing bungalow extensions, double-storey extensions and orangery extensions: between them they cover most of the layouts we see requested for houses like these.
Where we work near Kirkwall
Site visits are available across Kirkwall (KW15). Island and remote projects are planned individually, with travel, deliveries and accommodation for the team agreed before the survey.
Kirkwall extension prices at a glance
We publish guide prices so you can budget before anyone visits. For Kirkwall they are adjusted by ×0.98, the factor we use across Scotland.
| 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 |
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
| Extensions over a garage | 12 m² | £24,500 – £32,000 |
| Orangery extensions | 16 m² | £43,500 – £55,000 |
| Conservatory replacement extensions | 14 m² | £29,000 – £38,000 |
Every extension type in Kirkwall
- Single-storey rear extensions · from £20,500
- Planning permission for extensions · from £300
- Extensions over a garage · from £23,500
- Home office extensions · from £15,500
- Utility and boot room extensions · from £13,500
- Pitched roof extensions · from £21,500
- Kitchen extensions · from £26,000
- Extension plans and drawings · from £1,150
- Wraparound extensions · from £35,000
- Flat roof extensions · from £20,500
- Timber frame extensions · from £20,500
- Annexe extensions · from £53,500
- Building regulations for extensions · from £850
- Bedroom extensions · from £25,000
- Orangery extensions · from £29,000
- Glass box extensions · from £29,000
- Bungalow extensions · from £25,500
- Side return extensions · from £17,500
- Side extensions · from £21,500
- Double-storey extensions · from £37,000
- Conservatory replacement extensions · from £19,500
- Porch extensions · from £3,900
Site visit by arrangement
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Questions about extensions in Kirkwall
How much does an extension cost in Kirkwall?
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.
How long does an extension take in Kirkwall?
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.
Can I get a price before anyone visits?
Yes. This page shows guide prices adjusted for Kirkwall, and the guide-price tool gives a range for your own size and finish in about a minute.
Talk to us about a project in Kirkwall
We will talk through the project, the planning position and how we would organise the visit and the build.
- Site visit arranged around travel, costs agreed first
- 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 .
Send us your project details
Tell us a little about the project and we will arrange a time.