What is a side return extension?
A side return extension fills the narrow passage that runs alongside the back addition of many Victorian and Edwardian terraced houses. It widens a galley kitchen into a proper kitchen-diner, usually with a sloping glazed roof to keep the room bright.
How much does a side return extension cost in Inverness?
In Inverness, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). For a typical 12 m² project that is roughly £27,000–£38,500. Building costs in Scotland are close to the UK average, so the figures for Inverness are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (8 m²) | £18,000–£25,500 |
| Typical project (12 m²) | £27,000–£38,500 |
| Larger project (17 m²) | £38,000–£54,500 |
| Rate per m² | £2,250–£3,200 |
Your quote will depend mainly on:
- Length of the side return
- Agreements with neighbours on shared walls
- Glazed roof specification
- Steel beams and propping of the back addition
For a figure based on your own measurements, try the guide price tool, then book a free home visit for a fixed quote.
Do you need planning permission for a side return extension in Inverness?
Before anything is built in Inverness, we confirm which approvals apply in Scotland. In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
Scotland has no Party Wall Act. Work on shared walls is governed by your title deeds, the Tenements (Scotland) Act 2004 for flats, and common law, so we agree arrangements with neighbours in writing before work starts.
If the answer is not clear-cut, we can apply for formal confirmation before you commit to the build.
What we handle
Handled as part of most side return extensions:
- Written agreement with neighbours on shared walls
- Building control sign-off
- Floor levelling, heating and electrics
- Written agreement with neighbours on shared walls
- Foundations and drainage, including any build-over agreement
- Drawings and planning or permitted development check
How long does it take?
The build itself usually takes 10 to 14 weeks on site. Allow time beforehand for drawings and approvals, usually 3 to 4 months.
Building in Inverness
Scotland’s housing ranges from sandstone tenements and villas to post-war and modern estates, and the building warrant system shapes how projects are planned.
We work across Inverness and neighbouring areas such as Dingwall, Nairn and Elgin. Postcodes we cover in Inverness include IV2.
How it works
- 01
Free visit
We look at the property, talk through what you want and measure up. There is no charge and no obligation.
- 02
Design and pricing
Design options, then a fixed quote based on the chosen drawings and specification.
- 03
Permissions sorted
Applications, building control and neighbour arrangements, all before the start date.
- 04
Construction and completion
We build, put right any snags and hand over the building control certificate.
Questions about side return extensions in Inverness
Do I need planning permission for a side return extension in Inverness?
In Scotland a single-storey infill beside a back addition can be permitted development within the height and boundary limits, but not in a conservation area. A building warrant is needed before work starts.
How much space does a side return add?
Typically 1.5 to 2.5 metres of width along the back addition. It often turns a narrow galley kitchen into a family kitchen-diner.
How much does a side return extension cost in Inverness?
In Inverness, a side return extension typically costs £2,250–£3,200 per m² of floor area, including VAT at 20% (standard rate). A typical 12 m² project comes to roughly £27,000–£38,500. Your fixed price depends on the survey and drawings.
Can I stay in the house?
Usually, though the kitchen will be out of action for several weeks. We plan a temporary kitchen area where possible.
Do you build side return extensions in Inverness?
Yes. We build side return extensions across Inverness, including postcodes IV2. Every project starts with a free home visit.
Is a glass roof too hot or cold?
Modern solar-control double or triple glazing reduces glare and heat loss. Building regulations also limit how much glazing you can have unless the design shows it performs well enough.