Broxburn over-garage extensions, designed and built
A over-garage extension in Broxburn starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in BroxburnFrom £23,500 inc VAT
- PlanningPermission and a building warrant needed
- Build time12–18 weeks on site
- Postcode districtsEH52
Covering Broxburn
Postcode districts we cover around Broxburn include EH52. We also work in nearby Livingston (3 miles), Bathgate (7 miles), Edinburgh (11 miles), Penicuik (12 miles).
Just over the Fife border, Dunfermline is about 10 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 should I budget for an over-garage extension in Broxburn?
Prices below are for Broxburn, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Broxburn: £1,760 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Over a single garage 12 m² | £23,500 – £29,000 | £24,500 – £32,000 | £31,500 – £40,000 |
| Over a large single garage 16 m² | £28,000 – £34,500 | £32,500 – £42,500 | £42,000 – £53,500 |
| Over a double garage 24 m² | £42,000 – £52,000 | £49,000 – £64,000 | £63,500 – £80,000 |
For a figure based on your own dimensions, use our guide-price tool.
When an over-garage extension makes sense
- Homes where the landing can connect to the new room
- Families needing a bedroom without losing garden
- Detached and link-detached houses with an attached garage
Do I need planning permission in Broxburn?
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.
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
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
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.
Questions people ask about over-garage extensions
How long does an over-garage extension take to build in Broxburn?
On site, typically 12 to 18 weeks once approvals are in place. Before that, allow 8–14 weeks design and approvals.
Do you cover all of Broxburn?
Yes. We cover Broxburn and the surrounding parts of Edinburgh and the Lothians. Site visits are free and there is no obligation.
Do I need building regulations approval in Broxburn?
Yes. Almost every extension needs it, whatever the planning route. In Scotland that means a building warrant before work starts.
Can my garage take the weight of a room on top?
Some can and some cannot. Many garages have a single-skin wall or shallow foundations. Our structural engineer checks this before we give a fixed price.
How much does a room over a garage cost?
Our guide range is about £1,760 to £3,330 per m² including VAT. A single-garage room of about 12 m² usually costs £24,500 to £32,000 at standard spec, more if the garage needs rebuilding.
Book a free site visit in Broxburn
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.