Single-storey rear extensions across Kelso
Planning a single-storey 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 £20,500 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time10–16 weeks on site
- Postcode districtsTD5
Do I need planning permission in Kelso?
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.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
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.
Covering Kelso
Our survey diary covers Kelso, including TD5. We also work in nearby Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles).
Bonnyrigg, in Edinburgh and the Lothians, is roughly 33 miles from Kelso and also on our list. 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.
Is a single-storey extension right for your house?
- Terraced houses that want a deeper kitchen across the full width
- Semi-detached and detached houses with a usable rear garden
- Homeowners who want open-plan living onto the garden
Depth is the big decision. Every extra metre adds floor area but also takes garden and can push you out of permitted development. We draw the room at two or three depths so you can see the trade-off in space, light and cost before anything is fixed.
How much does a single-storey extension cost in Kelso?
Prices below are for Kelso, using the Scotland factor of ×0.98. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Kelso: £1,720 to £3,330 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £20,500 – £24,500 | £24,000 – £31,000 | £30,500 – £40,000 |
| 4 m × 5 m 20 m² | £34,000 – £40,500 | £40,000 – £51,000 | £50,500 – £67,000 |
| 5 m × 6 m 30 m² | £51,000 – £60,500 | £60,000 – £76,500 | £76,000 – £100,000 |
For a figure based on your own dimensions, use our guide-price tool.
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.
Questions people ask about single-storey extensions
Who do I contract with for a single-storey extension in Kelso?
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.
How long does a single-storey 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.
Do you cover all of Kelso?
Yes. We cover Kelso and the surrounding parts of Scottish Borders. Site visits are free and there is no obligation.
Will I need a steel beam?
Almost always. Opening up the rear wall to join the new room to the house needs a beam, usually steel, sized by a structural engineer. It is included in our quotes.
How much does a single-storey extension cost per square metre?
Our guide range is about £1,720 to £3,330 per m² including VAT, depending on specification. A standard-spec 4 m × 5 m room usually lands at £40,000 to £51,000 in Kelso, plus design and council fees.
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.