Edinburgh, Edinburgh and the Lothians
Side return extension in Edinburgh
Thinking about a side return extension in Edinburgh? Infilling the narrow passage beside a Victorian or Edwardian back addition. Our team handles the drawings, the planning route and the build, and your contract is with one company throughout.
We cover Edinburgh (EH5, EH7, EH8 and EH11) as part of our Edinburgh and the Lothians work. Side returns suit the Victorian and Edwardian terraces found across parts of Edinburgh and the Lothians, where the kitchen sits in a narrow back addition.
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 side return extension cost in Edinburgh?
For Edinburgh we work from the Scotland rate: £2,180–£3,610 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 |
|---|---|
| 2 m wide × 6 m deep (12 m²) | £26,000–£43,500 |
| 2.5 m wide × 7 m deep (17.5 m²) | £38,000–£63,000 |
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 side return extension in Edinburgh?
Whether your side return extension in Edinburgh needs a planning application depends on its size, your house and any local restrictions.
Scottish householder rights treat the side part of a wraparound or side infill more strictly than a plain rear extension, so most need planning permission, and all need a building warrant.
There is no Party Wall Act in Scotland; neighbour matters are handled through the title deeds, common law and written agreement before work starts.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. Before any drawing we look up the property's history with the council, because earlier extensions and removed rights change the answer.
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 side return extension in Edinburgh comes together
Look round and measure
A free visit to see the back of the house, measure it, check the drains and boundaries and hear what you need.
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.
Written price, then build
Once the design and approvals are in place, you get a fixed written price and programme, and we build through to sign-off.
Side return extensions near Edinburgh
Close by, we work in Musselburgh, about 5.7 miles away, and Dalkeith, about 6.4 miles away.
- Side return extension in Musselburgh
- Side return extension in Dalkeith
- Side return extension in Bonnyrigg
- Side return extension in Mayfield
- Side return extension in Penicuik
Other work in Edinburgh:
FAQ
Side return extension questions in Edinburgh
Do you handle building control in Edinburgh?
Yes. We apply for the building warrant before work starts and submit the completion certificate at the end.
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.
How much space does a side return add?
Typically 8 to 18 square metres, enough to turn a galley kitchen into a kitchen-diner with an island.
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
How long does a rear extension take to build in Edinburgh?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.