Lerwick single-storey extensions, designed and built
We take on single-storey extensions in Lerwick by arrangement. Because of travel and logistics, we agree the programme and any travel costs in writing before the survey.
- Guide price in LerwickFrom £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsZE1
Included in a typical project
- Planning route checked and the right approval obtained
- Flat or pitched roof, rooflights or lantern
- Walls, steel beams and the new opening into the house
- Measured survey and design
- Foundations, drainage and groundworks
- Doors, windows, insulation, plastering and first fix to finish
Planning and approvals in Lerwick
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
How much does a single-storey extension cost in Lerwick?
Labour and material costs vary across the UK, so for Lerwick we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Lerwick: £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.
Extensions in and around Lerwick
Postcode districts we cover around Lerwick include ZE1. Island and remote projects are planned individually, with travel, deliveries and accommodation for the team agreed before the survey.
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.
How the project works
Visits to Lerwick are arranged around travel; we confirm any travel costs in writing before the survey.
Site visit by arrangement
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
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 Lerwick
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Lerwick, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Who do I contract with for a single-storey extension in Lerwick?
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 Lerwick 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.
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.
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 Lerwick, plus design and council fees.
Talk to us about a project in Lerwick
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.