Broxburn bedroom extensions, designed and built
Broxburn homeowners can use us for the whole bedroom extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in BroxburnFrom £25,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Build time14–22 weeks on site
- Postcode districtsEH52
Working in Broxburn
Postcode districts we cover around Broxburn include EH52. Nearby, we also take on projects in Livingston (3 miles), Bathgate (7 miles), Edinburgh (11 miles), Penicuik (12 miles).
For homes towards Fife, Dunfermline is around 10 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.
Guide prices for Broxburn
For Broxburn 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 Broxburn: £1,570 to £3,140 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| One bedroom 12 m² | £25,000 – £31,500 | £25,000 – £33,000 | £28,000 – £38,000 |
| Bedroom and en-suite 18 m² | £28,000 – £34,500 | £33,500 – £43,500 | £42,000 – £56,500 |
| Two rooms 30 m² | £47,000 – £57,500 | £55,500 – £72,500 | £70,500 – £94,500 |
Want a range for your exact size? The guide-price tool takes about a minute.
Do I need planning permission in Broxburn?
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.
The planning position for a specific Broxburn address depends on its history and any designations, which is why we check it at the first visit.
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.
Is a bedroom extension right for your house?
- Homeowners who want an en-suite master bedroom
- Multi-generational households
- Growing families
New bedrooms on an upper floor need an escape window or a protected route to the outside under the building regulations. We design the window sizes and stair route to meet that from the outset.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
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
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Questions people ask about bedroom extensions
Who do I contract with for a bedroom extension in Broxburn?
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 Broxburn?
Yes. We cover Broxburn and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Will my neighbours in Broxburn be involved?
If a planning application is needed, the council notifies neighbours. Where work is close to a shared boundary, we agree access and protection with them in writing.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Does an en-suite need a window?
No, but it needs mechanical extraction that meets the building regulations. We design the duct route at the drawing stage.
Book a free site visit in Broxburn
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.