A single-storey extension is a new ground-floor room built onto your house, usually at the rear or side, with its own foundations, walls and roof, creating a bigger kitchen, living space or bedroom without moving home.
Cost is usually the first question about a single-storey extension, so here is the guide for Scotland: £33,500–£72,000 including VAT. We cover the whole of Angus and Dundee, with Dundee, Arbroath, Forfar and Carnoustie among the main centres. Because each UK nation sets its own rules, we check the requirements in Scotland for your property, then put a firm price on paper following a free survey.
- Guide price
- £33,500–£72,000 inc VAT
- Time on site
- 10–16 weeks on site
- Planning rules
- Scotland
- Price level
- About 4% below the national guide
- Towns listed
- 4
- Survey
- Free, with a written quote
Single-storey extensions prices in Angus and Dundee
The costs listed here are typical for a single-storey extension around Angus and Dundee and include VAT. They reflect labour and material costs in Scotland, about 4% below the national guide, giving a range of £33,500–£72,000. Exact pricing depends on your home, so we only fix it once a free site survey is done.
| Type of job | What it usually involves | Guide in Angus and Dundee |
|---|---|---|
| Small extension (8–12m²) | A modest rear or side extension, such as a utility room or a slightly larger kitchen. | £21,000–£38,500 |
| Typical rear extension (15–25m²) | A kitchen-diner or family room with bifold doors and a rooflight or lantern. | £33,500–£72,000 |
| Large or wrap-around (30m² plus) | A wrap-around or wide rear extension, often with structural steelwork into the house. | £67,000–£125,000 |
The main things that change the figure:
- Floor area, shape and number of corners
- Ground conditions, foundation depth and drains to divert
- Steelwork needed to open into the existing house
- Finishes, kitchen, flooring and heating specification
Scope of the work
- Cavity walls built and insulated to building regulations
- Steel beams to open into the existing house
- Electrics and plumbing by qualified trades, with certificates
- Windows and external doors, including bifolds if chosen
- Plastering, screed floor and internal doors
- Building control inspections and completion certificate
Housing across Angus and Dundee
Dundee has sandstone tenements and terraces, Victorian villas in Broughty Ferry and the West End, and extensive post-war housing. Angus towns such as Arbroath, Forfar, Montrose and Brechin use local red sandstone, and harled cottages and farmhouses are common in the countryside.
Tenement flats often need window replacement and internal refits, and houses commonly take extensions and loft conversions. Sandstone buildings need careful repointing and stone repairs, and harled cottages need breathable render.
Relatively dry for Scotland, but cold easterly winds and frosts are common, and coastal towns face salt and haar.
Planning and building rules in Angus and Dundee
Which rules apply depends on where you live. For Angus and Dundee, the answer is Scotland, and the points below reflect that; we verify them with the council before quoting.
In Scotland, Class 1A permitted development covers some single-storey extensions, within limits on depth, height and distance from boundaries, and not in conservation areas or on flats. Anything outside those limits needs planning permission from the council.
A building warrant from the council’s building standards service is usually needed before work starts, and a completion certificate is accepted at the end. There is no Party Wall Act in Scotland; work near a boundary is agreed with neighbours under general law.
Rules change and every property is different, so we check the planning history and constraints for your address before we quote.
From survey to handover
Survey and measure
We arrange a free site survey on a date convenient to you. We measure up, look at the existing structure and access, and discuss your plans for a single-storey extension so the price reflects your home.
Price and scope agreed
We turn the survey notes into a written quote. The price is fixed for the specification we agree, and the document sets out materials, scope and payment stages in plain language.
Getting ready
Preparation matters as much as the build. We agree access, parking and working hours with you, order materials in good time, and confirm any permissions so the job isn't held up once it starts.
Build and hand over
The work is carried out to the agreed specification, with floors and furniture protected and the site kept tidy. At the end we clean up, walk through the finished job with you and hand over any certificates.
How we work
Frequently asked questions
Is a flat roof or a pitched roof better on an extension?
A flat roof is quicker to build and usually costs less, gives a clean modern look and works well with a roof lantern. A pitched roof matches the main house, sheds water faster and allows a vaulted ceiling, but it costs more and its height can affect neighbours. Modern flat roofs in EPDM rubber or GRP last well when properly detailed. Planning rules on height can also decide the choice.
Can we stay at home during the build?
Most people stay at home while we build a single-storey extension, because the new structure goes up outside before we break through. The disruptive part is usually the last few weeks, when we open into the house and fit the kitchen. We put up dust screens, keep a safe route through the house and agree a temporary kitchen setup if needed. Water and power are only off for short, planned periods.
Do you cover Dundee, Arbroath and Forfar?
Yes. As well as Angus and Dundee, we cover Dundee, Arbroath and Forfar and the rest of Angus and Dundee. Our coverage is UK-wide, so the process is the same wherever you are: a free site survey, a quote in writing that fixes the price for the agreed scope, and one point of contact while the work is planned and carried out.
Do I need an architect for an extension?
You need proper drawings for an extension, but not always a full architect service. A designer or architectural technician can produce planning and building regulations drawings, and a structural engineer provides beam and foundation calculations. If you already have drawings, we price from them. If not, we can arrange the drawings and calculations as part of the project so everything is coordinated from the start.
Can you combine a single-storey extension with other work?
Yes. Because we manage several trades under one contract, we can plan a single-storey extension alongside other work on your Angus and Dundee home, such as new windows with rendering, or a kitchen refit with an extension. Combining jobs can reduce repeat set-up such as scaffolding, skips and access, and every element is listed and priced in the same written quote.
Towns in Angus and Dundee
Below is our list of Angus and Dundee towns for a single-storey extension. If yours isn't shown, we may still cover it, so it is worth asking us directly.