Extra bedroom and en-suite extensions in Edinburgh

Edinburgh: the key facts for this kind of project.

Postcode districts: EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts
County / area: Edinburgh and the Lothians, Scotland
Price region: Scotland
Guide price: £52,500–£71,000 (£1,880–£2,540 per m²), plus £5,500–£11,000 for the en-suite
Approval route: Planning permission is usually needed: Class 1B permitted development only applies if every part of the extension is at least 10 m from all boundaries. A building warrant is needed before work starts.
Nearest towns: Colinton (3.9 miles), Loanhead (5.2 miles), Musselburgh (5.7 miles)
First visit: Free, no obligation

About an extra bedroom and en-suite extension

This service suits you if you need another bedroom, or want a main bedroom with its own bathroom, without converting the loft or moving. You get a first-floor layout that connects well to your landing, an en-suite designed for plumbing and ventilation, a useful room downstairs, the approvals your nation needs and the build, managed by us and carried out by vetted teams working under S&K.

Around Edinburgh we also work in Colinton, Loanhead and Musselburgh, and across the rest of Edinburgh and the Lothians. Postcode districts in and near Edinburgh: EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts.

What it costs in Edinburgh

Expect an extra bedroom and en-suite extension in Edinburgh to land somewhere around £52,500–£71,000 (plus £5,500–£11,000 for the en-suite) for a 4 m × 3.5 m footprint on two floors (28 m² of new floor space). Our Scotland guide rate is £1,880–£2,540 per m², including VAT. Professional fees for drawings and the structural engineer are listed separately on our prices page.

Spec	Per m²	A 4 m × 3.5 m footprint on two floors (28 m² of new floor space)
Essential	£1,730–£2,330 per m²	£48,500–£65,500
Standard	£1,880–£2,540 per m²	£52,500–£71,000
Premium	£2,260–£3,050 per m²	£63,000–£85,500

Planning and building standards in Edinburgh

In Scotland, an extra bedroom on a new first floor makes the extension more than one storey, so Class 1B applies, needing at least 10 m to every boundary. Most plots need a householder application, which costs £371 and is decided within two months. The building warrant then covers the escape window, ventilation and drainage.

Approval in Scotland: Householder planning application: £371. Councils have two months to decide a local planning application.

Building standards: A building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks.

Design points for Edinburgh homes

Escape window and fire safety

A new first-floor bedroom needs an escape window with a clear opening of at least 0.33 m², at least 450 mm wide and high, and the bottom no more than 1,100 mm above the floor, unless there is a protected route to the stairs. We design the windows to meet this.

Sound and privacy

Bedrooms above a kitchen or family room benefit from an insulated floor to reduce noise. Side-facing upstairs windows usually have to be obscure-glazed, so we place the main bedroom window to the rear and the en-suite window to the side where possible.

How we'd run your project

Visit and first ideas
One of our team visits your house in Edinburgh, checks the walls, roof and drains, and sketches out options with you.
Choose the approval route
Some designs fit permitted development, most need a householder application. We decide which applies in Scotland before drawing in detail.
Detail and price
Construction drawings, engineer's calculations and building warrant approval, then a written fixed price for the build.
Build
Foundations, walls, floor, roof, windows, then first and second fix. We break through into the house as late as we can.

Questions about extra bedroom and en-suite extensions in Edinburgh

How much does an extra bedroom and en-suite extension cost in Edinburgh?

Our guide for Scotland, which covers Edinburgh, is £1,880–£2,540 per m² including VAT. A typical project with a 4 m × 3.5 m footprint on two floors (28 m² of new floor space) comes to about £52,500–£71,000 (plus £5,500–£11,000 for the en-suite). Design and approval fees are extra, and we fix the build price in writing once the design is agreed.

Who handles building standards for a project in Edinburgh?

We handle it as part of the project. What's needed in Scotland: a building warrant from the council's building standards service before work starts, and a completion certificate at the end. Scotland uses its own Technical Handbooks. We prepare the drawings and the engineer's calculations, book the inspections and pass you the completion paperwork at the end.

How long does an extra bedroom and en-suite extension take?

Allow 4 to 8 weeks for survey and design, then the approval period (councils have two months to decide a local planning application), then 4 to 8 weeks of technical design, which can overlap. The build itself usually takes 14 to 20 weeks, longer for large or complex designs.

How big should a new double bedroom be?

There is no legal minimum size for a bedroom in a house you own, so the test is whether it works. A comfortable double needs room for the bed with space to walk round it, wardrobes and a door that opens freely. We draw furniture on the plans so you can judge the space before anything is built.

Does an extra bedroom add value to my house?

It usually does, though not always by the full cost. Nationwide's 2025 research found that adding a double bedroom to a two-bed house was linked to about 13% higher value, and a double bedroom and bathroom on a three-bed, one-bathroom house up to 24%. Local ceiling prices still apply.

Nearby

Other towns near Edinburgh:

Other extensions in Edinburgh

All two-storey extension services in Edinburgh · Extra bedroom and en-suite extensions across Edinburgh and the Lothians

The quickest next step is a visit. We'll look at your house in Edinburgh and give you an honest view of the options.