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 Inverness?
In Inverness, 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. Prices in Scotland sit near the national average for this kind of work, and the range for Inverness reflects that. 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
- Planning conditions and obligations
- Number and size of homes
- Site access and phasing
A guide range is only a starting point: the guide price tool gives an instant figure for your size, and a free survey turns it into a fixed quote.
Do you need planning permission for a small housing development in Inverness?
Before anything is built in Inverness, we confirm which approvals apply 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.
We check this for your address before design work starts, so there are no surprises later.
What we handle
From survey to sign-off, the job normally involves:
- Pre-construction cost plan
- External works and landscaping
- Handover packs for each home
- House construction to building regulations
- Groundworks, roads and drainage
- Design development and discharge of conditions
How long does it take?
The build itself usually takes 12 to 24 months depending on scheme size. Design and approvals come first and typically take 6 to 12 months, depending on the approval route.
Building in Inverness
In Scotland, bungalows and one-and-a-half-storey homes are common, so dormer conversions are a popular way to add bedrooms.
Inverness sits in the Highlands and Islands. We cover the whole of Inverness, including postcodes 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 fixed quote
Drawings, structural calculations and an itemised, fixed price for the agreed specification.
- 03
Approvals
Planning or permitted development confirmation, building regulations and any party wall matters.
- 04
Build and sign-off
We run the build to a written programme and hand over the completion certificate.
Questions about small housing developments in Inverness
Do you work with landowners?
Yes. If you own land, with or without planning permission, we can discuss building on it with you.
Is VAT charged on new homes?
Construction of qualifying new dwellings is normally zero-rated for VAT.
Who approves a small housing development in Inverness?
Planning matters in Inverness go to the council covering your address, and the work needs a building warrant. We prepare and submit the applications for you.
How much does a small housing development cost in Inverness?
In Inverness, 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.
How long does a small development take?
Typically 12 to 24 months on site, depending on size and phasing.
Do I need planning permission for a small housing development in Inverness?
In Scotland small schemes need planning permission, building warrants for each home and, where new roads are built, roads construction consent.