Side return extensions in Edinburgh and the Lothians
If you live in Edinburgh and the Lothians and want more space without moving, a side return extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide priceFrom £17,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Towns covered7
- Site visitFree, no obligation
Towns in Edinburgh and the Lothians
Extensions in and around 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.
Included in a typical project
- Design to keep daylight in the middle of the house
- Kitchen-ready shell or full finish
- Glazed, sloping or flat roof with rooflights
- Survey of the outrigger, boundary wall and drainage
- Removal of the side wall and new steelwork
Light is the design problem. A side return can make the middle of the house darker if the roof is solid, so we model the daylight and usually recommend a glazed slope or a run of rooflights along the boundary edge.
How much does a side return extension cost in Edinburgh and the Lothians?
For Edinburgh and the Lothians 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 Edinburgh and the Lothians: £2,060 to £3,720 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 1.8 m × 4.5 m 8 m² | £17,500 – £21,000 | £18,500 – £24,000 | £23,500 – £30,000 |
| 2 m × 5.5 m 11 m² | £22,500 – £27,000 | £25,500 – £32,500 | £32,000 – £41,000 |
| 2.2 m × 7 m 15 m² | £30,500 – £37,000 | £35,000 – £44,500 | £44,000 – £56,000 |
For a figure based on your own dimensions, use our guide-price tool.
Planning and approvals 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.
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about a side return extension in Edinburgh and the Lothians
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.
Will my neighbours in Edinburgh and the Lothians 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.
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.
How much does a side return extension cost?
Our guide range is about £2,060 to £3,720 per m² including VAT, so a typical 2 m × 5.5 m infill lands around £25,500 to £32,500 at standard spec in Edinburgh and the Lothians, more in London.
Can I combine a side return with a rear extension?
Yes. That combination is a wraparound extension, which adds the most space to a terraced house.
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.