Annexe extensions in Scottish Borders
If you live in Scottish Borders and want more space without moving, an annexe extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide priceFrom £53,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Towns covered4
- Site visitFree, no obligation
Towns in Scottish Borders
Planning rules that apply in Scottish Borders
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 Scottish Borders
Towns we cover in Scottish Borders include Galashiels, Hawick, Peebles, Kelso. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Annexe extension prices in Scottish Borders
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 Scottish Borders: £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.
When an annexe extension makes sense
- Relatives who need support close by
- Homes with a large side or rear garden
- Multi-generational families
What happens next
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
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.
Questions people ask about annexe extensions
Do you cover all of Scottish Borders?
Yes, across the whole of Scottish Borders. Site visits are free and there is no obligation.
How long does an annexe extension take to build in Scottish Borders?
On site, typically 16 to 24 weeks once approvals are in place. Before that, allow 10–16 weeks design and approvals.
Who do I contract with for an annexe extension in Scottish Borders?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
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.
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 Scottish Borders.
Book a free site visit in Scottish Borders
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.