Double-storey extensions across Galashiels
From the first sketch to final sign-off, we plan and build double-storey extensions in Galashiels and the surrounding Scottish Borders area.
- Guide price in GalashielsFrom £37,000 inc VAT
- PlanningUsually planning permission; building warrant needed
- Build time16–24 weeks on site
- Postcode districtsTD1
Planning and approvals 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. Separately, almost every extension needs a building warrant from the council before work starts.
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.
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.
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.
Double-storey extension prices in Galashiels
These guide figures apply our Scotland adjustment (×0.98) to national rates. They include VAT at 20% and cover the build itself; design and council fees are listed separately.
Typical rates in Galashiels: £1,520 to £2,940 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m, two floors 24 m² | £37,000 – £44,500 | £42,000 – £55,500 | £54,000 – £71,000 |
| 4 m × 4 m, two floors 32 m² | £48,500 – £58,500 | £56,000 – £74,000 | £72,000 – £94,500 |
| 4 m × 6 m, two floors 48 m² | £72,500 – £87,500 | £84,500 – £111,000 | £108,000 – £141,500 |
Try the guide-price tool to see a range for your own size and finish.
Covering Galashiels
Site visits are available across Galashiels (TD1). Neighbouring towns we cover include Peebles (15 miles), Kelso (16 miles), Hawick (16 miles).
For homes towards Edinburgh and the Lothians, Bonnyrigg is around 21 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.
When a double-storey extension makes sense
- Growing families who need a bedroom as well as a bigger kitchen
- Homeowners who would otherwise consider moving
- Houses with enough distance to the rear or side boundary
The roof is what makes a two-storey extension look right or wrong. We match the pitch and materials of the main house wherever possible and plan the upstairs layout around the existing landing so the new rooms feel original rather than bolted on.
Our process, step by step
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
We visit your Galashiels home, measure up, talk through what you want and check the planning position.
Design and approvals
We draw the design, agree it with you and handle planning or permitted development checks and building regulations.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Your questions about a double-storey extension in Galashiels
Who do I contract with for a double-storey extension in Galashiels?
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 Galashiels?
Yes. We cover Galashiels and the surrounding parts of Scottish Borders. Site visits are free and there is no obligation.
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.
Is a two-storey extension cheaper per square metre?
Usually. Our guide range is about £1,520 to £2,940 per m² of new floor area including VAT, compared with £1,720 to £3,330 per m² for single-storey work, because the foundations and roof are shared across two floors.
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.