Kelso bungalow extensions, designed and built
Kelso homeowners can use us for the whole bungalow extension project: survey, design, planning or permitted development checks, the building warrant and the build itself.
- Guide price in KelsoFrom £25,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–18 weeks on site
- Postcode districtsTD5
Who a bungalow extension suits
- Families wanting more space on one floor
- Homeowners planning for later life
- Bungalows on larger plots
Bungalow roofs are often hipped, which makes tying in an extension roof a careful job. We draw the roof junction early because it drives both the look and the cost.
Planning and approvals in Kelso
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. Separately, almost every extension needs a building warrant from the council before work starts.
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.
Scotland has no Party Wall Act. Where work affects a shared wall or a neighbour's land, we agree access, protection and making good with your neighbour in writing before work starts.
Applications are decided by your council as planning authority.
Local to Kelso
We cover Kelso and the postcode districts TD5. The same team covers Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles), all within easy reach.
Bonnyrigg, in Edinburgh and the Lothians, is roughly 33 miles from Kelso and also on our list. 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 Kelso
For Kelso 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 Kelso: £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 |
Try the guide-price tool to see a range for your own size and finish.
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
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
Common questions in Kelso
Who do I contract with for a bungalow extension in Kelso?
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.
How long does a bungalow extension take to build in Kelso?
On site, typically 10 to 18 weeks once approvals are in place. Before that, allow 6–14 weeks design and approvals.
Do you cover all of Kelso?
Yes. We cover Kelso and the surrounding parts of Scottish Borders. Site visits are free and there is no obligation.
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.
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.
Book a free site visit in Kelso
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.