Orangery extensions in Inverness
We design and build orangery extensions for houses in Inverness, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in InvernessFrom £29,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsIV1, IV2, IV3
Working in Inverness
Site visits are available across Inverness (IV1, IV2, IV3). Neighbouring towns we cover include Dingwall (11 miles), Nairn (15 miles), Fort William (57 miles), Thurso (81 miles).
For homes towards Moray, Forres is around 25 miles away. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Orangery extension prices in Inverness
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Inverness: £2,350 to £4,410 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £29,000 – £36,000 | £32,500 – £41,500 | £39,500 – £53,000 |
| 4 m × 4 m 16 m² | £37,500 – £45,500 | £43,500 – £55,000 | £53,000 – £71,000 |
| 4 m × 6 m 24 m² | £56,000 – £68,500 | £65,500 – £82,500 | £79,500 – £106,000 |
For a figure based on your own dimensions, use our guide-price tool.
Planning and approvals in Inverness
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
Applications are decided by your council as planning authority.
Included in a typical project
- Foundations, walls and insulated perimeter roof
- Opening into the main house
- Aluminium or timber lantern and full-height glazing
- Thermal calculations where glazing is generous
- Heating sized for the glass area
- Design of piers, roof perimeter and lantern proportions
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
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 Inverness
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Inverness, 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 you cover all of Inverness?
Yes. We cover Inverness and the surrounding parts of Highlands and Islands. Site visits are free and there is no obligation.
Who do I contract with for an orangery extension in Inverness?
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 an orangery cost?
Our guide range is about £2,350 to £4,410 per m² including VAT, so a 16 m² standard-spec orangery is typically £43,500 to £55,000 in Inverness.
What is the difference between an orangery and a conservatory?
An orangery has a solid roof perimeter with a central lantern and more solid wall, so it is warmer and more like a room. A conservatory is mostly glass. Building regulations treat a heated orangery joined to the house as an extension.
Book a free site visit in Inverness
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.