Annexe extensions in Dumfries
Dumfries homeowners can use us for the whole annexe extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in DumfriesFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsDG1, DG2
Covering Dumfries
Our survey diary covers Dumfries, including DG1, DG2. We also work in nearby Annan (15 miles), Stranraer (57 miles).
Just over the Scottish Borders border, Hawick is about 40 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.
Do I need planning permission in Dumfries?
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
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.
Applications are decided by your council as planning authority.
What should I budget for an annexe extension in Dumfries?
For Dumfries we adjust our national guide rates by ×0.98, the factor we use for Scotland. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Dumfries: £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 |
Want a range for your exact size? The guide-price tool takes about a minute.
Included in a typical project
- Planning application describing ancillary use
- Kitchenette, shower room and bedroom finish
- Design for accessibility: level thresholds, wider doors, walk-in shower
- Separate or shared heating and hot water
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.
From first visit to completion
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
We confirm the build price in writing, based on the approved drawings and the finishes you have chosen.
Build and sign-off
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Annexe extension questions answered
How long does an annexe extension take to build in Dumfries?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Do you cover all of Dumfries?
Yes. We cover Dumfries and the surrounding parts of Dumfries and Galloway. Site visits are free and there is no obligation.
Do I need building regulations approval in Dumfries?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
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.
How much does an annexe extension cost?
Our guide range is about £1,960 to £3,720 per m² including VAT. A one-bedroom annexe of about 35 m² is typically £82,000 to £103,000 at standard spec in Dumfries.
Book a free site visit in Dumfries
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.