Bedroom extensions in Edinburgh and the Lothians
A bedroom extension in Edinburgh and the Lothians starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide priceFrom £25,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Towns covered7
- Site visitFree, no obligation
Towns in Edinburgh and the Lothians
Included in a typical project
- Layout options: two-storey, over-garage or ground floor
- Heating extended to the new rooms
- Planning drawings and application
- Structure, roof, insulation and finish
- Fire safety: escape windows and smoke alarms to building regulations
Extensions in and around Edinburgh and the Lothians
Towns we cover in Edinburgh and the Lothians include Edinburgh, Livingston, Musselburgh, Bathgate, Bonnyrigg, Penicuik, Broxburn. 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.
Bedroom extension prices in Edinburgh and the Lothians
Prices below are for Edinburgh and the Lothians, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Edinburgh and the Lothians: £1,570 to £3,140 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £25,000 – £31,500 | £25,000 – £33,000 | £28,000 – £38,000 |
| Bedroom and en-suite 18 m² | £28,000 – £34,500 | £33,500 – £43,500 | £42,000 – £56,500 |
| Two rooms 30 m² | £47,000 – £57,500 | £55,500 – £72,500 | £70,500 – £94,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Planning rules that apply 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.
The planning position for a specific Edinburgh and the Lothians address depends on its history and any designations, which is why we check it at the first visit.
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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
Applications are decided by your council as planning authority.
From first visit to completion
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
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.
Bedroom extension questions answered
How long does a bedroom extension take to build in Edinburgh and the Lothians?
On site, typically 14 to 22 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do you cover all of Edinburgh and the Lothians?
Yes, across the whole of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Who do I contract with for a bedroom extension in Edinburgh and the Lothians?
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.
How much does a bedroom extension cost?
Our guide range is about £1,570 to £3,140 per m² including VAT. A bedroom with an en-suite of about 18 m² is typically £33,500 to £43,500 at standard spec, depending on whether it is part of a larger two-storey build.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
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.