Edinburgh and the Lothians
Rear extensions for detached houses in Edinburgh and the Lothians
Wider, deeper rear extensions with room for vaulted roofs and big glazing. Across Edinburgh and the Lothians we handle the whole rear extension: survey, drawings, the planning route, building control and the build. Towns we cover here include Edinburgh, Livingston and Musselburgh.
Edinburgh and the Lothians has sandstone villas and terraces, post-war semis and four-in-a-block flats. Flats need planning permission for an extension, and every project needs a building warrant before work starts.
How much does a detached house rear extension cost in Edinburgh and the Lothians?
In Edinburgh and the Lothians, our guide for a detached house rear extension is £1,850–£3,040 per square metre including VAT for a standard specification. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 4 m wide × 6 m deep (24 m²) | £44,500–£73,000 |
| 5 m wide × 8 m deep (40 m²) | £74,000–£121,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission in Edinburgh and the Lothians?
In Scotland a single-storey rear extension can be permitted development under Class 1A: eaves no higher than 3 metres and an overall height of 4 metres, and where any part is within 1 metre of a boundary it can project no more than 3 metres on a terraced house or 4 metres on other houses. The rights do not apply in conservation areas, and a building warrant is still needed before work starts.
Scotland has no larger-extension prior approval route; extensions beyond permitted development need a planning application.
In Scotland an extension of more than one storey is only permitted development (Class 1B) if no part is within 10 metres of any boundary and it is no higher than the existing house, so almost every two-storey rear extension needs planning permission and a building warrant.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent.
Where in Edinburgh and the Lothians do we work?
FAQ
Questions people ask
Can I have a vaulted ceiling?
Yes, with a pitched roof and exposed or boxed rafters, subject to the height limits.
Is an oak frame worth it?
It is a premium finish with a long life; it costs more than blockwork with a plain roof.
Does a big extension need more heating?
Usually yes. We size underfloor heating or new radiators to the room.
Do you cover all of Edinburgh and the Lothians?
We cover 14 towns and districts in Edinburgh and the Lothians, including Edinburgh, Livingston and Musselburgh.
Who builds the extension?
Vetted building teams working under contract to us; your contract is with S&K Property Investments and Improvement Ltd.