Side extensions in Galashiels: design, approvals and build
Thinking about a side extension for your Galashiels home? Start with a free site visit: we measure up, check what the council will allow and give you honest guide figures on the day.
- Guide price in GalashielsFrom £21,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–18 weeks on site
- Postcode districtsTD1
Local to Galashiels
We cover Galashiels and the postcode districts 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. Across Scotland, extensions follow Scottish planning and building standards, including the building warrant process, which we build into the programme from the start.
Side extension prices in Galashiels
For Galashiels 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 Galashiels: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 2.5 m × 5 m 12 m² | £21,500 – £26,000 | £24,000 – £31,500 | £30,500 – £40,000 |
| 3 m × 6 m 18 m² | £30,500 – £37,500 | £36,000 – £47,000 | £45,500 – £60,000 |
| 3 m × 8 m 24 m² | £41,000 – £49,500 | £48,000 – £62,500 | £61,000 – £80,000 |
For a figure based on your own dimensions, use our guide-price tool.
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.
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.
Building close to a public sewer needs the agreement of Scottish Water, which we check during design.
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.
What we take care of
- Survey, design and street-view drawings
- New openings through the side wall
- Windows, doors and finishes to match
- Planning route checked or application made
- Foundations near boundaries and any drains
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
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
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 Galashiels
How long does a side extension take to build in Galashiels?
On site, typically 10 to 18 weeks once approvals are in place. Before that, allow 6–14 weeks design and approvals.
Who do I contract with for a side 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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Galashiels, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Can I build over my driveway?
Yes, if the foundations work and you keep any parking the council requires. Drains and services under drives are common, so we check before design.
How much does a side extension cost?
Our guide range is about £1,720 to £3,330 per m² including VAT, depending on specification, so a standard 18 m² single-storey side extension lands around £36,000 to £47,000 in Galashiels.
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.