Edinburgh, Edinburgh and the Lothians
Kitchen-diner rear extension in Edinburgh
For homes in Edinburgh, a kitchen-diner rear extension is often the simplest way to gain space without moving. An open-plan kitchen, dining and family room that opens straight onto the garden. We take it from survey to completion certificate.
We cover Edinburgh (EH5, EH7, EH8 and EH11) as part of our Edinburgh and the Lothians work. A kitchen-diner is often the reason people in Edinburgh extend: the back kitchen in sandstone tenements, villas and terraces is rarely big enough for a table.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a kitchen-diner rear extension cost in Edinburgh?
For Edinburgh we work from the Scotland rate: £1,800–£2,940 per square metre of new floor, including VAT, 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 |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,500–£35,500 |
| 4 m wide × 5 m deep (20 m²) | £36,000–£59,000 |
| 4 m wide × 6 m deep (24 m²) | £43,500–£70,500 |
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 for a kitchen-diner rear extension in Edinburgh?
Here is how the rules in Scotland apply to a kitchen-diner rear extension in Edinburgh.
Scottish householder permitted development (Class 1A) covers many single-storey rear extensions, with a 3 metre eaves limit, a 4 metre height limit and, within 1 metre of a boundary, a depth limit of 3 metres for terraced houses or 4 metres for others. Conservation areas are excluded, and you need a building warrant whatever the planning position.
Scotland has no larger-extension prior approval route; extensions beyond permitted development need a planning application.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. We check your house's planning history and any conservation area before drawing, so the route is clear before you spend on plans.
What are homes in Edinburgh like to extend?
Edinburgh has sandstone tenements, terraced houses and villas closer in, with post-war semis and newer estates further out. Tenement and other flats need planning permission for an extension, and every project needs a building warrant before work starts.
How a kitchen-diner rear extension in Edinburgh comes together
Survey visit
We visit free of charge, measure up, check access, drainage and neighbours' extensions, and note what you want the room to do.
Design and guide price
Two or three layout options with a guide price for each, so you choose the design knowing what it costs.
Approvals
Permitted development check or planning application, then building warrant drawings and structural calculations, plus a written agreement with neighbours for any shared-wall work.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Kitchen-diner rear extensions near Edinburgh
Neighbouring places we cover include Musselburgh (5.7 miles) and Dalkeith (6.4 miles).
- Kitchen-diner rear extension in Musselburgh
- Kitchen-diner rear extension in Dalkeith
- Kitchen-diner rear extension in Bonnyrigg
- Kitchen-diner rear extension in Mayfield
- Kitchen-diner rear extension in Penicuik
Other work in Edinburgh:
FAQ
Kitchen-diner rear extension questions in Edinburgh
Do I need a party wall agreement?
Scotland has no Party Wall Act; we agree access and protection with your neighbour in writing instead.
How much does a kitchen-diner rear extension cost in Edinburgh?
As a guide, £1,800–£2,940 per square metre including VAT for a standard specification. For example, 3 m wide × 4 m deep (12 m²): about £21,500–£35,500 at that rate. Your written price follows the survey.
Should the sink face the garden?
If the plan allows, an island sink or hob facing the glass is a common choice. It needs a floor-level drain run, which is easy to lay in a new slab.
What postcode areas do you cover around Edinburgh?
Including EH5, EH7, EH8, EH11, EH15 and EH16, and the surrounding Edinburgh and the Lothians area.
Who will build my extension?
Vetted building teams working under contract to us. Your contract is with S&K Property Investments and Improvement Ltd for the design and the build.
Can you match the brick or stone on my Edinburgh house?
We source the closest match and show you samples before ordering; reclaimed materials are often the best match on older houses.