Extensions over a garage in Edinburgh
From the first sketch to final sign-off, we plan and build over-garage extensions in Edinburgh and the surrounding Edinburgh and the Lothians area.
- Guide price in EdinburghFrom £23,500 inc VAT
- PlanningPermission and a building warrant needed
- Build time12–18 weeks on site
- Postcode districtsEH1, EH2, EH3, EH7, EH8
When an over-garage extension makes sense
- Families needing a bedroom without losing garden
- Detached and link-detached houses with an attached garage
- Homes where the landing can connect to the new room
Over-garage extension prices in Edinburgh
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 Edinburgh: £1,760 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £23,500 – £29,000 | £24,500 – £32,000 | £31,500 – £40,000 |
| Over a large single garage 16 m² | £28,000 – £34,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a double garage 24 m² | £42,000 – £52,000 | £49,000 – £64,000 | £63,500 – £80,000 |
Try the guide-price tool to see a range for your own size and finish.
Covering Edinburgh
We cover Edinburgh and the postcode districts EH1, EH2, EH3, EH7, EH8, EH9. We also work in nearby Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles).
Just over the Fife border, Kirkcaldy is about 11 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.
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.
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.
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.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Edinburgh
Who do I contract with for an over-garage 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.
How long does an over-garage extension take to build in Edinburgh?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do you cover all of Edinburgh?
Yes. We cover Edinburgh and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
How much does a room over a garage cost?
Our guide range is about £1,760 to £3,330 per m² including VAT. A single-garage room of about 12 m² usually costs £24,500 to £32,000 at standard spec, more if the garage needs rebuilding.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
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.