House extensions in Scottish Borders
Looking to extend your home in Scottish Borders? Start here: extension types, guide prices for Scottish Borders, the planning rules that apply and how a project runs.
- Towns listed4
- Price regionScotland (×0.98)
- Planning rulesScotland
- Postcode districts18
Towns we cover in Scottish Borders
Towns we cover here include Galashiels, Hawick, Kelso, Peebles.
Choosing the right extension in Scottish Borders
Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Start by comparing orangery extensions, bungalow extensions and single-storey rear extensions: between them they cover most of the layouts we see requested for houses like these.
Popular extension prices in Scottish Borders
Prices on this page use our Scotland factor of ×0.98, include VAT at 20% and cover the build; your written price follows a survey and agreed drawings.
| Extension type | Example size | Standard spec (inc VAT) |
|---|---|---|
| Double-storey extensions | 32 m² | £56,000 – £74,000 |
| Side return extensions | 11 m² | £25,500 – £32,500 |
| Kitchen extensions | 20 m² | £41,000 – £52,000 |
| Extensions over a garage | 12 m² | £24,500 – £32,000 |
| Wraparound extensions | 25 m² | £56,000 – £71,500 |
| Single-storey rear extensions | 20 m² | £40,000 – £51,000 |
Planning rules 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.
Choose an extension type
- Flat roof extensions · from £20,500
- Annexe extensions · from £53,500
- Building regulations for extensions · from £850
- Double-storey extensions · from £37,000
- Pitched roof extensions · from £21,500
- Glass box extensions · from £29,000
- Bedroom extensions · from £25,000
- Wraparound extensions · from £35,000
- Porch extensions · from £3,900
- Extensions over a garage · from £23,500
- Bungalow extensions · from £25,500
- Utility and boot room extensions · from £13,500
- Single-storey rear extensions · from £20,500
- Orangery extensions · from £29,000
- Conservatory replacement extensions · from £19,500
- Planning permission for extensions · from £300
- Extension plans and drawings · from £1,150
- Timber frame extensions · from £20,500
- Home office extensions · from £15,500
- Side extensions · from £21,500
- Kitchen extensions · from £26,000
- Side return extensions · from £17,500
Neighbouring areas
Questions about extensions in Scottish Borders
How much does an extension cost in Scottish Borders?
With our Scotland factor (×0.98), a standard-spec 20 m² single-storey extension is a guide £40,000 to £51,000 including VAT. Prices for every type are linked on this page.
Do you handle building regulations?
Yes. We prepare the drawings and calculations, submit them and book inspections, and in Scotland we apply for the building warrant before work starts.
Who do I contract with?
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.
Do you cover all of Scottish Borders?
Yes, across the whole of Scottish Borders. Site visits are free and there is no obligation.
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.