Edinburgh flat roof extensions, designed and built
If you live in Edinburgh and want more space without moving, a flat roof extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in EdinburghFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsEH1, EH2, EH3, EH7, EH8
Planning rules that apply in Edinburgh
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. Separately, almost every extension needs a building warrant from the council before work starts.
The planning position for a specific Edinburgh address depends on its history and any designations, which is why we check it at the first visit.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
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.
Extensions in and around Edinburgh
Our survey diary covers Edinburgh, including EH1, EH2, EH3, EH7, EH8, EH9. Neighbouring towns we cover include Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles).
Kirkcaldy, in Fife, is roughly 11 miles from Edinburgh and also on our list. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Flat roof extension prices in Edinburgh
Labour and material costs vary across the UK, so for Edinburgh we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Edinburgh: £1,720 to £3,280 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £24,500 | £24,000 – £31,000 | £30,500 – £39,500 |
| 4 m × 5 m 20 m² | £34,000 – £40,500 | £40,000 – £51,000 | £50,500 – £66,000 |
| 5 m × 6 m 30 m² | £51,000 – £60,500 | £60,000 – £76,500 | £76,000 – £98,500 |
For a figure based on your own dimensions, use our guide-price tool.
Included in a typical project
- Warm-roof design with insulation above the deck
- Parapets or edge trims and flashings to the house
- Falls and outlets designed to drain properly
- Membrane choice: single-ply, EPDM or GRP
- Lanterns or rooflights with upstands
Height is often what decides a flat roof. Under first-floor windows, a pitched roof may not fit at all; a flat roof keeps the extension low while still giving a good ceiling height inside.
What happens next
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
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.
Flat roof extension questions answered
How long does a flat roof extension take to build in Edinburgh?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
Will my neighbours in Edinburgh be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Who do I contract with for a flat roof extension in Edinburgh?
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.
Are flat roof extensions cheaper?
Usually slightly, because there is less roof structure and no tiles. Our guide range is about £1,720 to £3,280 per m² including VAT.
Can I walk on a flat roof extension?
Only for maintenance unless it is designed as a terrace. A roof terrace or balcony needs planning permission and a different structure.
Book a free site visit in Edinburgh
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.