Two-storey wraparound extensions in Edinburgh

The basics for Edinburgh at a glance.

Postcode districts: EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts
County / area: Edinburgh and the Lothians, Scotland
Price region: Scotland
Guide price: £113,000–£155,500 (£2,020–£2,770 per m²)
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 a two-storey wraparound extension

A two-storey wraparound extension suits a house with space both beside it and behind it, where you want to transform the layout rather than add a single room. You get one design for the whole L-shape, the planning application, structural design for the corner and the openings into the house, a building warrant 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

Using our Scotland rates, a two-storey wraparound extension with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space) comes to about £113,000–£155,500, including VAT. Bigger or more glazed designs cost more per m². Kitchens, bathroom fittings and flooring are priced separately so you can compare like with like.

Spec	Per m²	An L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space)
Essential	£1,860–£2,550 per m²	£104,000–£143,000
Standard	£2,020–£2,770 per m²	£113,000–£155,500
Premium	£2,430–£3,330 per m²	£136,000–£186,500

Planning and building standards in Edinburgh

In Scotland, a two-storey wraparound would need to be at least 10 m from every boundary to be permitted development under Class 1B, and not on an elevation fronting a road. That is rarely possible, so plan for a householder planning application, which costs £371 and is decided within two months, followed by a building warrant before work starts.

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

Two roofs that meet

A wraparound needs the side roof and rear roof to join cleanly, often with a valley or hip where they meet. Getting pitches and ridge heights right keeps rainwater moving and avoids a bulky mass at the back corner, which neighbours and planners notice.

The corner post

At the outside corner of the L, there is no existing wall to carry the floor above. Opening the ground floor fully usually means a steel frame or a corner post, and the engineer's design sets how slim it can be. We decide early whether you want a clear corner or a visible post.

How we'd run your project

Free site visit
We visit your home in Edinburgh, look at the structure, access and boundaries, and talk through what you want the new rooms to do.
Drawings, then consent
We draw the scheme, check it against the rules in Scotland, and take it through the right consent with the council.
Technical design
We prepare the building warrant drawings, structural calculations and specification so the build price can be fixed.
Finish and certify
Second fix, plastering and making good, then the council's final building standards inspection and the completion paperwork.

Questions about two-storey wraparound extensions in Edinburgh

Which postcodes do you cover around Edinburgh?

We cover Edinburgh (EH1, EH2, EH3, EH4, EH5, EH6 and nearby districts) and nearby places including Colinton, Loanhead and Musselburgh, plus the rest of Edinburgh and the Lothians. The first site visit is free.

How long does a two-storey wraparound 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.

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.

Does a wraparound extension need steel?

Almost always. Opening the corner of the house and the old rear wall to make one open-plan space means steel beams, and often a steel post or frame at the outside corner. The structural engineer sizes these, and the steel is ordered once the design is fixed, which is one reason a wraparound needs careful sequencing.

How much floor space does a wraparound extension add?

It depends on the width of the side plot and the depth at the rear. Our guide prices are based on a typical wraparound with an L-shaped footprint of about 28 m² wrapping the side and rear, on two floors (56 m² of new floor space). Yours may be larger or smaller, and the measured survey shows what your plot can take.

Nearby

Other towns near Edinburgh:

Other extensions in Edinburgh

All two-storey extension services in Edinburgh · Two-storey wraparound 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.