Wraparound extensions across Edinburgh
From the first sketch to final sign-off, we plan and build wraparound extensions in Edinburgh and the surrounding Edinburgh and the Lothians area.
- Guide price in EdinburghFrom £35,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time14–20 weeks on site
- Postcode districtsEH1, EH2, EH3, EH7, EH8
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.
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.
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.
What should I budget for a wraparound extension in Edinburgh?
Labour and material costs vary across the UK, so for Edinburgh we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Edinburgh: £1,960 to £3,630 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £35,000 – £42,500 | £40,500 – £51,500 | £51,000 – £65,500 |
| Medium L-shape 25 m² | £49,000 – £59,000 | £56,000 – £71,500 | £71,000 – £91,000 |
| Large L-shape 32 m² | £62,500 – £75,500 | £72,000 – £91,000 | £90,500 – £116,500 |
For a figure based on your own dimensions, use our guide-price tool.
Covering Edinburgh
Our survey diary covers Edinburgh, including EH1, EH2, EH3, EH7, EH8, EH9. We also work in nearby Musselburgh (6 miles), Bonnyrigg (6 miles), Penicuik (8 miles), Broxburn (11 miles).
For homes towards Fife, Kirkcaldy is around 11 miles away. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
What is included
- Foundations, drainage and any manhole relocation
- Structural design for the corner and openings
- Roof with glazing along the side return
- Householder planning application
- Full internal finish or kitchen-ready shell
- Survey, design and 3D layout options
The corner is where wraparounds succeed or fail. We usually use a single steel goalpost or a corner post hidden in a pier, and set the glazing so the new room reads as one space rather than two boxes.
How the project works
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
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.
Wraparound extension questions answered
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.
Who do I contract with for a wraparound extension in Edinburgh?
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.
How long does a wraparound extension take to build in Edinburgh?
On site, typically 14 to 20 weeks once approvals are in place. Before that, allow 8–16 weeks design and approvals.
How much does a wraparound extension cost?
Our guide range is about £1,960 to £3,630 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £56,000 to £71,500 in Edinburgh before design and council fees.
Is a wraparound better than a side return alone?
It adds far more space, but costs more and needs planning permission more often. Our comparison guide sets the two side by side.
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.