What is a small housing development?
A small housing development is a scheme of a few new homes, typically two to nine, on a single site. We work with landowners, small developers and investors to build schemes that already have planning permission, or help take a site through planning first.
How much does a small housing development cost in the Highlands and Islands?
In the Highlands and Islands, a small housing development typically costs £1,750–£2,600 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). For a typical 400 m² project that is roughly £700,000–£1,040,000. Building costs in Scotland are close to the UK average, so the figures for the Highlands and Islands are close to our national guide. Design, structural calculations and council fees are extra.
| Size or type | Guide range |
|---|---|
| Smaller project (280 m²) | £490,000–£728,000 |
| Typical project (400 m²) | £700,000–£1,040,000 |
| Larger project (560 m²) | £980,000–£1,456,000 |
| Rate per m² | £1,750–£2,600 |
The biggest cost drivers are:
- Roads, sewers and adoption agreements
- Specification
- Site access and phasing
- Ground conditions
Use the guide price tool to see how size and specification change the figure, then ask for a written, itemised quote.
Do you need planning permission for a small housing development in the Highlands and Islands?
Here is how the rules work for a small housing development in Scotland. In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.
In Scotland a building warrant is needed before work starts on most extensions, loft conversions and conversions. It is issued by the council’s building standards service. When the work is finished, a completion certificate is submitted and accepted by the council after inspection.
Our first visit includes a check of your planning history, so you know the route before paying for drawings.
What we handle
What we take care of:
- House construction to building regulations
- Utility connections
- Handover packs for each home
- Pre-construction cost plan
- Design development and discharge of conditions
- Warranty and building control inspections
How long does it take?
Build time is typically 12 to 24 months depending on scheme size. Allow time beforehand for drawings and approvals, usually 6 to 12 months.
Building in the Highlands and Islands
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Towns we cover in the Highlands and Islands include Inverness, Stornoway, Fort William, Nairn, Thurso and Kirkwall.
How it works
- 01
Visit and measured survey
A free visit to understand the project, check access and take measurements.
- 02
Drawings and written quote
We prepare the design and give you a written, itemised quote with inclusions and exclusions.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and handover
Work follows the agreed programme, with inspections along the way and a completion certificate at the end.
Questions about small housing developments in the Highlands and Islands
How much does a small housing development cost in the Highlands and Islands?
In the Highlands and Islands, a small housing development typically costs £1,750–£2,600 per m² of floor area (build cost), including VAT at 0% (zero-rated for qualifying new dwellings). A typical 400 m² project comes to roughly £700,000–£1,040,000. Your fixed price depends on the survey and drawings.
Who handles road adoption?
We build roads and sewers to adoptable standards where agreements are in place with the highway authority and water company.
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Do I need planning permission for a small housing development in the Highlands and Islands?
In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.
How long does a small development take?
Typically 12 to 24 months on site, depending on size and phasing.
Who approves a small housing development in the Highlands and Islands?
Planning matters in the Highlands and Islands go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.