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.
We offer a single-storey extension throughout Glasgow, from Glasgow to the smaller places in between. Each project starts with a free survey at your home and ends with a written figure, fixed for the work you choose. Because Glasgow is in Scotland, we work to the planning system and building standards used there, and guide prices for Scotland run at £33,500–£72,000 including VAT.
- 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
- Whole area
- Survey
- Free, with a written quote
How much does a single-storey extension cost in Glasgow?
No two jobs cost exactly the same, but the ranges below give a fair picture of a single-storey extension in Glasgow. Pricing for Scotland runs about 4% below the national guide, and the overall guide is £33,500–£72,000 with VAT included. We'll confirm your figure after surveying the property for free.
| Type of job | What it usually involves | Guide in Glasgow |
|---|---|---|
| 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 |
Your price depends mostly on:
- Roof type, rooflights, lanterns and the amount of glazing
- 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
- Flat or pitched roof, with rooflights or a lantern if specified
- 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
Homes in Glasgow
Glasgow is known for its blond and red sandstone tenements, built in large numbers in the late Victorian and Edwardian periods, alongside terraced and villa housing in the West End and Southside. Interwar cottage flats, large post-war housing schemes, high-rise blocks and newer developments make up much of the rest of the city.
Tenement flats commonly need window replacement and internal renovation, often with neighbours' agreement for shared parts. Villas and cottage flats suit kitchen and bathroom refits, loft conversions and extensions.
High rainfall and frequent wind-driven rain mean sandstone, pointing and roofs need regular care, especially on exposed elevations.
Do you need permission in Glasgow?
The notes below cover Scotland, which is where Glasgow sits. Rules change and every property is different, so we speak to the council before pricing your job.
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.
How does the job run?
Free site survey
A free survey comes first. It gives us what we need to price a single-storey extension properly, including dimensions, existing materials and access for deliveries, and gives you the chance to ask anything you like.
Written quote
After the survey we send a quote for a single-storey extension that fixes the price for the scope we've agreed. If you want to change materials or scope, we revise it in writing before anything is booked.
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.
The work itself
During the work we protect the areas around it and tidy up at the end of each day. Once complete, we check the finish, remove our materials and hand over paperwork such as building control sign-off where it applies.
How we work
Questions about a single-storey extension in Glasgow
What is the Party Wall Act and does it apply to me?
The Party Wall etc. Act 1996 applies in England and Wales only. In England and Wales, it requires you to give notice to neighbours before certain work on or near a shared wall, such as digging foundations within 3m of their building and deeper than its footings. Neighbours can agree or appoint a surveyor. Scotland and Northern Ireland have no equivalent Act, though general rights still apply. We identify whether notices are needed during the survey.
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.
How much will a single-storey extension cost in Glasgow?
As a guide, expect to pay £33,500–£72,000 including VAT for a single-storey extension in Glasgow. That range is adjusted for Scotland, which runs about 4% below the national guide. Where your project lands depends on size, materials, access and the condition of what is already there. We confirm a fixed price in writing after a free survey of your home.
Which postcodes in Glasgow do you cover?
We cover Glasgow, along with the rest of Glasgow. If your postcode is not listed, get in touch anyway: our coverage is UK-wide, and we can usually arrange a survey wherever you live. Enter your postcode in the guide-price tool or contact form and we will confirm.
How long does a single-storey extension take to build?
A single-storey extension usually takes 10–16 weeks on site, from digging foundations to final plastering. Bad weather, deep foundations or a complex roof can add time. Before work starts, allow several weeks for drawings, structural calculations and building control approval, and longer if planning permission is needed. We give you a stage-by-stage programme with your quote so you know what happens each week.