Single-storey rear extensions across Irvine
Irvine 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 price in IrvineFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsKA11, KA12
Local to Irvine
Site visits are available across Irvine (KA11, KA12). Neighbouring towns we cover include Kilwinning (3 miles), Troon (5 miles), Saltcoats (5 miles), Kilmarnock (6 miles).
Just over the Renfrewshire and Inverclyde border, Johnstone is about 15 miles away. 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.
What should I budget for a single-storey extension in Irvine?
Labour and material costs vary across the UK, so for Irvine we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Irvine: £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 |
Try the guide-price tool to see a range for your own size and finish.
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. 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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
Included in a typical project
- Walls, steel beams and the new opening into the house
- Building regulations drawings and structural calculations
- Measured survey and design
- Planning route checked and the right approval obtained
- Foundations, drainage and groundworks
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
We visit your Irvine home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Single-storey extension questions answered
Will my neighbours in Irvine 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.
Who do I contract with for a single-storey extension in Irvine?
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 see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Irvine, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How much does a single-storey extension cost per square metre?
Our guide range is about £1,720 to £3,330 per m² including VAT, depending on specification. A standard-spec 4 m × 5 m room usually lands at £40,000 to £51,000 in Irvine, plus design and council fees.
Will I need a steel beam?
Almost always. Opening up the rear wall to join the new room to the house needs a beam, usually steel, sized by a structural engineer. It is included in our quotes.
Book a free site visit in Irvine
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.