Galashiels, Scottish Borders
Bungalow rear extension in Galashiels
We plan and build rear extensions for bungalows for homeowners in Galashiels. Single-storey rear extensions that keep everything on one level. Start with a free site visit, then a written price once the design is agreed.
We cover Galashiels (TD1) as part of our Scottish Borders work. For Galashiels bungalows we design the roof first, because the low eaves decide the height of the new room.
Book a free site visit
Tell us about the house and we'll call to arrange a free, no-obligation visit.
How much does a bungalow rear extension cost in Galashiels?
In Galashiels, our guide for a bungalow rear extension is £1,760–£2,850 per square metre including VAT for a standard specification. Prices in Scotland sit a little below our West Midlands baseline; building warrant fees and drawings are budgeted separately.
| Size | Guide price inc VAT |
|---|---|
| 3 m wide × 4 m deep (12 m²) | £21,000–£34,000 |
| 4 m wide × 6 m deep (24 m²) | £42,000–£68,500 |
Ground conditions, glazing, the roof and how far the house is opened up move the final figure within the range.
Do you need planning permission for a bungalow rear extension in Galashiels?
Here is how the rules in Scotland apply to a bungalow rear extension in Galashiels.
Scottish householder permitted development (Class 1A) covers many single-storey rear extensions, with a 3 metre eaves limit, a 4 metre height limit and, within 1 metre of a boundary, a depth limit of 3 metres for terraced houses or 4 metres for others. Conservation areas are excluded, and you need a building warrant whatever the planning position.
Scotland has no larger-extension prior approval route; extensions beyond permitted development need a planning application.
Classes 1A and 1B do not apply in conservation areas, and listed buildings need listed building consent. At the first visit we measure what is there now and tell you which route fits: permitted development or a planning application, plus the building warrant.
What are homes in Galashiels like to extend?
Post-war semis and terraces are common around Galashiels, and many have room for a single-storey rear extension within Class 1A limits.
How a bungalow rear extension in Galashiels comes together
Free site visit
We measure the house and garden, look at the back wall, drainage and boundaries, and talk through what you want from the space.
Options and costs
We draw layout options and price each one, so the budget shapes the design rather than surprising you later.
Approvals
Permitted development check or planning application, then building warrant drawings and structural calculations, plus a written agreement with neighbours for any shared-wall work.
Fixed price and build
A written price for the agreed design, a start date and a named contact through the build, ending with the accepted completion certificate.
Bungalow rear extensions near Galashiels
From Galashiels, the nearest places we also cover are Selkirk (4.8 miles) and Hawick (13.3 miles).
- Bungalow rear extension in Selkirk
- Bungalow rear extension in Hawick
- Bungalow rear extension in Kelso
- Bungalow rear extension in Peebles
- Bungalow rear extension in Mayfield
Other work in Galashiels:
FAQ
Bungalow rear extension questions in Galashiels
Will I need a structural engineer?
Yes for the beam over the new opening and usually the foundations; we arrange them and their calculations go to building control.
Is the site visit in Galashiels free?
Yes. We visit, measure up and talk through the options with no cost and no obligation.
Do I need to move out?
Rarely; the opening into the bungalow is made late in the build.
Can I live at home while the extension is built?
Usually yes. Most of the work is outside until the back wall is opened near the end, and that stage is screened off.
Do I need planning permission for a rear extension in Galashiels?
Many single-storey rear extensions are permitted development under Class 1A, but not in conservation areas; you always need a building warrant before work starts.
What postcode areas do you cover around Galashiels?
Including TD1, and the surrounding Scottish Borders area.