Musselburgh wraparound extensions, designed and built
We design and build wraparound extensions for houses in Musselburgh, with a written price once the survey and design are done and one point of contact throughout.
- Guide price in MusselburghFrom £35,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time14–20 weeks on site
- Postcode districtsEH21
Covering Musselburgh
We cover Musselburgh and the postcode districts EH21. The same team covers Bonnyrigg (5 miles), Edinburgh (6 miles), Penicuik (10 miles), Broxburn (16 miles), all within easy reach.
Just over the Fife border, Kirkcaldy is about 13 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 should I budget for a wraparound extension in Musselburgh?
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 Musselburgh: £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.
Included in a typical project
- Full internal finish or kitchen-ready shell
- Survey, design and 3D layout options
- Householder planning application
- Roof with glazing along the side return
- Foundations, drainage and any manhole relocation
- Structural design for the corner and openings
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.
Planning and approvals in Musselburgh
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
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.
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
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Musselburgh
Do I need building regulations approval in Musselburgh?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Musselburgh, 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 wraparound extension in Musselburgh?
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.
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.
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 Musselburgh before design and council fees.
Book a free site visit in Musselburgh
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.