Bedroom extensions in Ellon
If you live in Ellon and want more space without moving, a bedroom extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in EllonFrom £25,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Build time14–22 weeks on site
- Postcode districtsAB41
Working in Ellon
We cover Ellon and the postcode districts AB41. The same team covers Inverurie (13 miles), Peterhead (15 miles), Aberdeen (16 miles), Westhill (17 miles), all within easy reach.
Just over the Moray border, Buckie is about 37 miles away. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
What is included
- En-suite drainage and ventilation design
- Planning drawings and application
- Structure, roof, insulation and finish
- Layout options: two-storey, over-garage or ground floor
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.
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.
Homes in conservation areas, national scenic areas and listed buildings have tighter rules, so we always check the property's status and planning history before design starts.
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.
What should I budget for a bedroom extension in Ellon?
Labour and material costs vary across the UK, so for Ellon we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Ellon: £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.
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
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
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
Do you cover all of Ellon?
Yes. We cover Ellon and the surrounding parts of Aberdeen and Aberdeenshire. Site visits are free and there is no obligation.
Who do I contract with for a bedroom extension in Ellon?
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.
Will my neighbours in Ellon 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.
Can I add a ground-floor bedroom for a relative?
Yes. A ground-floor bedroom with an accessible shower room is a common request. If it will be lived in as a self-contained home, planning treats it differently, so tell us how it will be used.
Will a new bedroom need planning permission?
Upstairs additions usually do. Ground-floor rooms may fall within permitted development, depending on size and position.
Book a free site visit in Ellon
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.