Home office extensions for homes in Bonnyrigg
From the first sketch to final sign-off, we plan and build home office extensions in Bonnyrigg and the surrounding Edinburgh and the Lothians area.
- Guide price in BonnyriggFrom £15,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time8–12 weeks on site
- Postcode districtsEH18, EH19, EH22, EH24
Extensions in and around Bonnyrigg
Site visits are available across Bonnyrigg (EH18, EH19, EH22, EH24). The same team covers Musselburgh (5 miles), Penicuik (6 miles), Edinburgh (6 miles), Broxburn (15 miles), all within easy reach.
Just over the Scottish Borders border, Peebles is about 15 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.
What should I budget for a home office extension in Bonnyrigg?
Labour and material costs vary across the UK, so for Bonnyrigg we use our Scotland factor (×0.98). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Bonnyrigg: £1,810 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 2.5 m × 3.2 m 8 m² | £15,500 – £19,000 | £16,500 – £21,500 | £21,000 – £27,000 |
| 3 m × 3.6 m 11 m² | £19,500 – £24,000 | £23,000 – £29,500 | £29,000 – £37,000 |
| 3 m × 5 m 15 m² | £27,000 – £32,500 | £31,500 – £40,000 | £39,500 – £50,000 |
Try the guide-price tool to see a range for your own size and finish.
Planning and approvals in Bonnyrigg
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.
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.
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.
What we take care of
- Window and rooflight placement to avoid screen glare
- Data cabling and plenty of sockets
- Heating or cooling sized for the room
- Layout for desk, storage and video calls
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
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
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
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.
Common questions in Bonnyrigg
Do I need building regulations approval in Bonnyrigg?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Do you cover all of Bonnyrigg?
Yes. We cover Bonnyrigg and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
How long does a home office extension take to build in Bonnyrigg?
On site, typically 8 to 12 weeks once approvals are in place. Before that, allow 4–10 weeks design and approvals.
Can I claim the cost against tax?
Building work on your home is not normally an allowable business expense, and claiming it can have capital gains tax effects. Speak to an accountant before assuming any tax relief.
Is an attached office better than a garden office?
An attached office shares the house heating and broadband, adds floor area to the home, and needs no garden path in the rain. A garden building can be cheaper and quicker but is a separate structure.
Book a free site visit in Bonnyrigg
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.