Extending your home in Bonnyrigg
From a small utility to a two-storey addition, we take on house extensions throughout Bonnyrigg, starting with a free visit and a planning check.
- Postcode districtsEH18, EH19, EH22, EH24
- Price regionScotland (×0.98)
- Planning rulesScotland
- Site visitFree, no obligation
Choosing the right extension in Bonnyrigg
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.
Start by comparing bungalow extensions, orangery extensions and single-storey rear extensions: between them they cover most of the layouts we see requested for houses like these.
Where we work near Bonnyrigg
Our survey diary covers Bonnyrigg, including EH18, EH19, EH22, EH24. We also work in nearby Musselburgh (5 miles), Penicuik (6 miles), Edinburgh (6 miles), Broxburn (15 miles), Livingston (16 miles). For homes towards Scottish Borders, Peebles is around 15 miles away.
Bonnyrigg extension prices at a glance
We publish guide prices so you can budget before anyone visits. For Bonnyrigg they are adjusted by ×0.98, the factor we use across Scotland.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
| Kitchen extensions | 20 m² | £41,000 – £52,000 |
| Double-storey extensions | 32 m² | £56,000 – £74,000 |
| Orangery extensions | 16 m² | £43,500 – £55,000 |
| Conservatory replacement extensions | 14 m² | £29,000 – £38,000 |
Planning rules 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.
Applications are decided by your council as planning authority.
Every extension type in Bonnyrigg
- Porch extensions · from £3,900
- Conservatory replacement extensions · from £19,500
- Annexe extensions · from £53,500
- Extensions over a garage · from £23,500
- Utility and boot room extensions · from £13,500
- Side extensions · from £21,500
- Glass box extensions · from £29,000
- Planning permission for extensions · from £300
- Building regulations for extensions · from £850
- Double-storey extensions · from £37,000
- Side return extensions · from £17,500
- Bungalow extensions · from £25,500
- Wraparound extensions · from £35,000
- Home office extensions · from £15,500
- Kitchen extensions · from £26,000
- Bedroom extensions · from £25,000
- Extension plans and drawings · from £1,150
- Pitched roof extensions · from £21,500
- Single-storey rear extensions · from £20,500
- Flat roof extensions · from £20,500
- Orangery extensions · from £29,000
- Timber frame extensions · from £20,500
Free site visit
We visit your Bonnyrigg home, measure up, talk through what you want and check the planning position.
Design and approvals
We produce the drawings and structural design, and manage the approvals so they are in place before work starts.
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
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Questions about extensions in Bonnyrigg
How much does an extension cost in Bonnyrigg?
Using our Scotland factor (×0.98), a standard-spec single-storey extension of 20 m² is a guide £40,000 to £51,000 including VAT, and a 32 m² two-storey extension £56,000 to £74,000. Your written price follows the survey.
How long does an extension take in Bonnyrigg?
Usually 2 to 4 months of design and approvals, then 10 to 16 weeks on site for a single-storey extension or 16 to 24 weeks for two storeys.
Do I need planning permission for an extension in Bonnyrigg?
Not always. It depends on the size, position and your property's history. Scottish householder rules allow some smaller extensions without an application, but a building warrant is still needed.
Will my neighbours need to be told?
If you apply for planning permission the council notifies neighbours, and we agree access with them in writing for work near a shared boundary.
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.