Bonnyrigg annexe extensions, designed and built
Our design and build teams take on annexe extensions in Bonnyrigg, from the first measured survey through planning and building control to the finished room.
- Guide price in BonnyriggFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsEH18, EH19, EH22, EH24
Guide prices for Bonnyrigg
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Bonnyrigg: £1,960 to £3,720 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Studio annexe 25 m² | £53,500 – £67,500 | £58,500 – £73,500 | £73,500 – £93,500 |
| One-bedroom annexe 35 m² | £68,500 – £86,000 | £82,000 – £103,000 | £102,500 – £130,500 |
| Larger annexe 45 m² | £88,000 – £110,500 | £105,500 – £132,500 | £132,000 – £168,000 |
For a figure based on your own dimensions, use our guide-price tool.
Do I need planning permission in Bonnyrigg?
In Scotland, householder permitted development rules (Class 1A for single-storey ground-floor extensions and Class 1B for extensions of more than one storey) allow some smaller extensions without a planning application, within limits on depth, height and distance from the boundary. Conservation areas and listed buildings are more restricted.
In a conservation area or national scenic area the householder permitted development rights are more limited, listed homes need listed building consent, and if rights have been removed by a condition or direction, any extension needs an application.
In Scotland a building warrant from the council is needed before work starts on almost any extension, and a completion certificate is issued when the work is accepted. Building standards are set in the Scottish technical handbooks.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
Applications are decided by your council as planning authority.
Covering Bonnyrigg
We cover Bonnyrigg and the postcode districts EH18, EH19, EH22, EH24. Nearby, we also take on projects in Musselburgh (5 miles), Penicuik (6 miles), Edinburgh (6 miles), Broxburn (15 miles).
Just over the Scottish Borders border, Peebles is about 15 miles away. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Who an annexe extension suits
- Homes with a large side or rear garden
- Multi-generational families
- Relatives who need support close by
Accessibility is cheaper to design in than to retrofit. Level access, a 900 mm door width, a level-access shower and space to turn a wheelchair can all be planned into the footprint for little extra cost.
Our process, step by step
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
It starts with a visit to your house to measure, check access and talk through ideas and budget.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Your questions about an annexe extension in Bonnyrigg
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Bonnyrigg, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Do you cover all of Bonnyrigg?
Yes. We cover Bonnyrigg and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
How long does an annexe extension take to build in Bonnyrigg?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Can the annexe have its own front door?
Yes, many do, but it should still connect to the main house to stay clearly part of it.
Does an annexe extension need planning permission?
Usually yes, because of its size and the way it will be used. Councils check that it stays ancillary to the main house, so the application must describe the use clearly.
Book a free site visit in Bonnyrigg
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.