Bonnyrigg, Edinburgh and the Lothians
Single-storey rear extension in Bonnyrigg
Single-storey rear extension in Bonnyrigg: ground-floor space across the back of the house, usually for a kitchen, dining or family room. We measure the house, show you what the rules allow, price it in writing and build it.
Bonnyrigg sits in Edinburgh and the Lothians, with postcode districts including EH18, EH19 and EH24. A depth of 3 to 4 metres keeps many single-storey rear extensions in Bonnyrigg within permitted development, subject to the house's planning history.
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 single-storey rear extension cost in Bonnyrigg?
In Bonnyrigg, our guide for a single-storey rear extension is £1,800–£2,940 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 |
|---|---|
| 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 single-storey rear extension in Bonnyrigg?
Here is how the rules in Scotland apply to a single-storey rear extension in Bonnyrigg.
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.
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 Bonnyrigg like to extend?
Post-war semis and terraces are common around Bonnyrigg, and many have room for a single-storey rear extension within Class 1A limits.
How a single-storey rear extension in Bonnyrigg comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
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.
Build and sign-off
We build to the approved drawings with regular updates, then hand over the accepted completion certificate and any guarantees from suppliers.
Single-storey rear extensions near Bonnyrigg
Neighbouring places we cover include Dalkeith (2.0 miles) and Mayfield (2.6 miles).
- Single-storey rear extension in Dalkeith
- Single-storey rear extension in Mayfield
- Single-storey rear extension in Musselburgh
- Single-storey rear extension in Penicuik
- Single-storey rear extension in Edinburgh
Other work in Bonnyrigg:
FAQ
Single-storey rear extension questions in Bonnyrigg
How much does a single-storey rear extension cost in Bonnyrigg?
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.
How long does a rear extension take to build in Bonnyrigg?
Most single-storey rear extensions take 10 to 16 weeks on site and two-storey extensions 16 to 26 weeks, after design and approvals.
Can I stay in the house during the build?
Usually yes. The noisiest, dustiest stage, removing the back wall, is kept to the final weeks and screened off. Most families set up a temporary kitchen elsewhere in the house.
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.
Can I get a price without a visit?
Our online guide-price tool gives a range in a couple of minutes. A written price needs a survey.