Wraparound extensions in Kelso
If you live in Kelso and want more space without moving, a wraparound extension is one of the most practical ways to get it. We handle the drawings, approvals and the build.
- Guide price in KelsoFrom £35,000 inc VAT
- PlanningScottish householder rules; building warrant needed
- Build time14–20 weeks on site
- Postcode districtsTD5
What should I budget for a wraparound extension 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: £1,960 to £3,630 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| Compact L-shape 18 m² | £35,000 – £42,500 | £40,500 – £51,500 | £51,000 – £65,500 |
| Medium L-shape 25 m² | £49,000 – £59,000 | £56,000 – £71,500 | £71,000 – £91,000 |
| Large L-shape 32 m² | £62,500 – £75,500 | £72,000 – £91,000 | £90,500 – £116,500 |
Try the guide-price tool to see a range for your own size and finish.
What we take care of
- Survey, design and 3D layout options
- Full internal finish or kitchen-ready shell
- Structural design for the corner and openings
- Roof with glazing along the side return
- Householder planning application
- Foundations, drainage and any manhole relocation
The corner is where wraparounds succeed or fail. We usually use a single steel goalpost or a corner post hidden in a pier, and set the glazing so the new room reads as one space rather than two boxes.
Local to Kelso
Across TD5, we can visit, measure and advise. Nearby, we also take on projects in Galashiels (16 miles), Hawick (19 miles), Peebles (31 miles).
For homes towards Edinburgh and the Lothians, Bonnyrigg is around 33 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.
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.
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
We visit your Kelso home, measure up, talk through what you want and check the planning position.
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
The build is managed from start to finish, inspected at each stage and signed off on completion.
Common questions in Kelso
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.
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.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Kelso, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Is a wraparound better than a side return alone?
It adds far more space, but costs more and needs planning permission more often. Our comparison guide sets the two side by side.
How much does a wraparound extension cost?
Our guide range is about £1,960 to £3,630 per m² including VAT. A 25 m² standard-spec wraparound typically lands around £56,000 to £71,500 in Kelso before 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.