Single-storey rear extensions for homes in Edinburgh and the Lothians
Edinburgh and the Lothians homeowners can use us for the whole single-storey extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide priceFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Towns covered7
- Site visitFree, no obligation
Towns in Edinburgh and the Lothians
Local to Edinburgh and the Lothians
Towns we cover in Edinburgh and the Lothians include Edinburgh, Livingston, Musselburgh, Bathgate, Bonnyrigg, Penicuik, Broxburn. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
What we take care of
- Walls, steel beams and the new opening into the house
- Measured survey and design
- Doors, windows, insulation, plastering and first fix to finish
- Flat or pitched roof, rooflights or lantern
- Foundations, drainage and groundworks
How much does a single-storey extension cost in Edinburgh and the Lothians?
Labour and material costs vary across the UK, so for Edinburgh and the Lothians we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Edinburgh and the Lothians: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £24,500 | £24,000 – £31,000 | £30,500 – £40,000 |
| 4 m × 5 m 20 m² | £34,000 – £40,500 | £40,000 – £51,000 | £50,500 – £67,000 |
| 5 m × 6 m 30 m² | £51,000 – £60,500 | £60,000 – £76,500 | £76,000 – £100,000 |
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. Separately, almost every extension needs a building warrant from the council before work starts.
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.
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.
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.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Your questions about a single-storey 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.
Who do I contract with for a single-storey extension in Edinburgh and the Lothians?
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.
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.
Can I stay in the house during the build?
Usually yes. Most of the work happens outside until the final weeks, when we open the rear wall. We plan that stage carefully and seal the opening with a temporary screen to keep dust down.
Flat roof or pitched roof?
Flat roofs give more headroom inside and suit lanterns and rooflights; pitched roofs can blend better with older houses. Both meet building regulations when built properly. See our flat roof and pitched roof pages for the details.
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.