Galashiels bungalow extensions, designed and built
If you live in Galashiels and want more space without moving, a bungalow extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in GalashielsFrom £25,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–18 weeks on site
- Postcode districtsTD1
Do I need planning permission in Galashiels?
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 Galashiels 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.
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.
When a bungalow extension makes sense
- Families wanting more space on one floor
- Bungalows on larger plots
- Homeowners planning for later life
How much does a bungalow extension cost in Galashiels?
Labour and material costs vary across the UK, so for Galashiels we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Galashiels: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 5 m 15 m² | £25,500 – £31,000 | £30,000 – £39,000 | £38,000 – £50,000 |
| 4 m × 6 m 24 m² | £41,000 – £49,500 | £48,000 – £62,500 | £61,000 – £80,000 |
| L-shape 35 m² | £60,000 – £72,500 | £70,000 – £91,000 | £89,000 – £117,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
Covering Galashiels
Postcode districts we cover around Galashiels include TD1. We also work in nearby Peebles (15 miles), Kelso (16 miles), Hawick (16 miles).
Bonnyrigg, in Edinburgh and the Lothians, is roughly 21 miles from Galashiels and also on our list. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
How the project works
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
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Bungalow extension questions answered
Do I need building regulations approval in Galashiels?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Galashiels, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Will my neighbours in Galashiels 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.
Is it better to extend sideways or upwards?
Sideways and rearwards is usually simpler, cheaper and keeps single-level living. Upwards saves garden but means stairs, more structure and planning permission.
How much does a bungalow extension cost?
Our guide range for single-storey work is about £1,720 to £3,330 per m² including VAT. Going upwards is priced after a structural survey.
Book a free site visit in Galashiels
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.