Side return extensions across Edinburgh
Our design and build teams take on side return extensions in Edinburgh, from the first measured survey through planning and building control to the finished room.
- Guide price in EdinburghFrom £17,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–14 weeks on site
- Postcode districtsEH1, EH2, EH3, EH7, EH8
Working in Edinburgh
Postcode districts we cover around Edinburgh include EH1, EH2, EH3, EH7, EH8, EH9. Neighbouring towns we cover include Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles).
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Will the council need to approve it?
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 address depends on its history and any designations, which is why we check it at the first visit.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
Applications are decided by your council as planning authority.
Is a side return extension right for your house?
- Narrow galley kitchens
- Homes where the garden is too small to lose much depth
- Victorian and Edwardian terraces with a rear outrigger
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.
Guide prices for 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: £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 |
Try the guide-price tool to see a range for your own size and finish.
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
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
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Edinburgh, 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 Edinburgh?
Yes. We cover Edinburgh and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Do I need building regulations approval in Edinburgh?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Will the kitchen be darker?
Not if the roof is designed well. A glazed roof or a line of rooflights along the boundary usually makes the room brighter than before.
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, more in London.
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.