Bungalow extensions in Edinburgh and the Lothians
If you live in Edinburgh and the Lothians and want more space without moving, a bungalow extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide priceFrom £25,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Towns covered7
- Site visitFree, no obligation
Towns in Edinburgh and the Lothians
Covering 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.
What is included
- Structural survey before any upward extension
- Planning application where needed
- Roof designs that tie into the existing hipped or gable roof
- Single-storey extension options assessed first
- Level thresholds and accessible layouts
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.
How much does a bungalow extension cost in Edinburgh and the Lothians?
Labour and material costs vary across the UK, so for Edinburgh and the Lothians we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Edinburgh and the Lothians: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 5 m 15 m² | £25,500 – £31,000 | £30,000 – £39,000 | £38,000 – £50,000 |
| 4 m × 6 m 24 m² | £41,000 – £49,500 | £48,000 – £62,500 | £61,000 – £80,000 |
| L-shape 35 m² | £60,000 – £72,500 | £70,000 – £91,000 | £89,000 – £117,000 |
Try the guide-price tool to see a range for your own size and finish.
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
We visit your Edinburgh and the Lothians home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Edinburgh and the Lothians
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Edinburgh and the Lothians, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do I need building regulations approval in Edinburgh and the Lothians?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
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.
How much does a bungalow extension cost?
Our guide range for single-storey work is about £1,720 to £3,330 per m² including VAT. Going upwards is priced after a structural survey.
Is it better to extend sideways or upwards?
Sideways and rearwards is usually simpler, cheaper and keeps single-level living. Upwards saves garden but means stairs, more structure and planning permission.
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.