Side extensions in Kirkwall
We take on side extensions in Kirkwall by arrangement. Because of travel and logistics, we agree the programme and any travel costs in writing before the survey.
- Guide price in KirkwallFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–18 weeks on site
- Postcode districtsKW15
Planning and approvals in Kirkwall
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.
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.
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.
Side extension prices in Kirkwall
For Kirkwall we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Kirkwall: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 2.5 m × 5 m 12 m² | £21,500 – £26,000 | £24,000 – £31,500 | £30,500 – £40,000 |
| 3 m × 6 m 18 m² | £30,500 – £37,500 | £36,000 – £47,000 | £45,500 – £60,000 |
| 3 m × 8 m 24 m² | £41,000 – £49,500 | £48,000 – £62,500 | £61,000 – £80,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
What we take care of
- New openings through the side wall
- Foundations near boundaries and any drains
- Survey, design and street-view drawings
- Planning route checked or application made
- Windows, doors and finishes to match
Covering Kirkwall
Site visits are available across Kirkwall (KW15). Island and remote projects are planned individually, with travel, deliveries and accommodation for the team agreed before the survey.
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Our process, step by step
Visits to Kirkwall are arranged around travel; we confirm any travel costs in writing before the survey.
Site visit by arrangement
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
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.
Side extension questions answered
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kirkwall, 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 Kirkwall?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Who do I contract with for a side extension in Kirkwall?
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.
Can I build over my driveway?
Yes, if the foundations work and you keep any parking the council requires. Drains and services under drives are common, so we check before design.
How much does a side extension cost?
Our guide range is about £1,720 to £3,330 per m² including VAT, depending on specification, so a standard 18 m² single-storey side extension lands around £36,000 to £47,000 in Kirkwall.
Talk to us about a project in Kirkwall
We will talk through the project, the planning position and how we would organise the visit and the build.
- Site visit arranged around travel, costs agreed first
- 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 .
Send us your project details
Tell us a little about the project and we will arrange a time.