Annexe extensions in Kelso
Thinking about an annexe extension for your Kelso home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in KelsoFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsTD5
Extensions in and around Kelso
Site visits are available across Kelso (TD5). We also work in nearby Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles).
For homes towards Edinburgh and the Lothians, Bonnyrigg is around 33 miles away. Scotland's housing includes sandstone villas, terraces and tenements in the cities and plenty of post-war and modern houses and bungalows elsewhere. A building warrant is needed before work starts.
Annexe extension prices in Kelso
Prices below are for Kelso, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Kelso: £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 |
Try the guide-price tool to see a range for your own size and finish.
Will the council need to approve it?
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. Separately, almost every extension needs a building warrant from the council before work starts.
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.
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.
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.
When an annexe extension makes sense
- Multi-generational families
- Homes with a large side or rear garden
- 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.
How the project works
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
We visit your Kelso home, measure up, talk through what you want and check the planning position.
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
With the design and specification agreed, you get a fixed written price and a start date.
Build and sign-off
The build is managed from start to finish, inspected at each stage and signed off on completion.
Questions people ask about annexe extensions
Do you cover all of Kelso?
Yes. We cover Kelso and the surrounding parts of Scottish Borders. Site visits are free and there is no obligation.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kelso, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
How long does an annexe extension take to build in Kelso?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
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 Kelso.
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.
Book a free site visit in Kelso
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.