Kitchen extensions in Kelso
Planning a kitchen extension in Kelso? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in KelsoFrom £26,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsTD5
How much does a kitchen extension cost in Kelso?
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 Kelso: £1,760 to £3,430 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 5 m 15 m² | £26,000 – £31,000 | £30,500 – £39,000 | £38,500 – £51,500 |
| 4 m × 5 m 20 m² | £35,000 – £41,500 | £41,000 – £52,000 | £51,500 – £69,000 |
| 4 m × 7 m 28 m² | £49,000 – £58,000 | £57,500 – £73,000 | £72,500 – £96,500 |
Build cost only. A mid-range kitchen, supplied and fitted, typically adds £9,000 to £20,000.
Want a range for your exact size? The guide-price tool takes about a minute.
Extensions in and around Kelso
Site visits are available across Kelso (TD5). Nearby, we also take on projects in Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles).
Just over the Edinburgh and the Lothians border, Bonnyrigg is about 33 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
- Extraction routes and ventilation for building regulations
- Kitchen-led layout planning before the drawings are fixed
- Kitchen fitting by our team or coordination with your supplier
- Wide sliding or bifold doors to the garden
- Drainage and services designed for sinks, island and appliances
- Roof lantern or rooflights positioned over the work zones
We start with the working triangle and the island, then set the doors, glazing and roof lights around it. Getting this order right avoids the classic mistakes: a sink against a blank wall, glare on the hob or a fridge blocking the garden view.
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. 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.
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.
From first visit to completion
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
With the design and specification agreed, you get a fixed written price and a start date.
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
Will my neighbours in Kelso 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.
Do I need building regulations approval in Kelso?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
How long does a kitchen extension take to build in Kelso?
On site, typically 10 to 16 weeks once approvals are in place. Before that, allow 4–12 weeks design and approvals.
How much does a kitchen extension cost?
For the extension itself our guide range is about £1,760 to £3,430 per m² including VAT. A standard 20 m² kitchen extension is typically around £41,000 to £52,000 in Kelso, plus the kitchen itself, which commonly adds £9,000 to £20,000 for a mid-range design.
Where should the island go?
Usually under the brightest part of the roof and away from the main walkway to the garden. We test two or three layouts on the plan before deciding.
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.